Guidance Notes: Housing Health and Safety Rating System (HHSRS)

These Guidance Notes: The Housing Health and Safety Rating System (HHSRS) provide landlords, letting agents, and property managers with an overview of the Housing Health and Safety Rating System (HHSRS), including the reforms introduced through the Renters’ Rights Act 2025 and associated secondary legislation.

Changes to the HHSRS under the Renters' Rights Act 2025 

The Renters’ Rights Act introduces significant reforms to the private rented sector, including measures designed to improve housing standards and strengthen tenant protections. These reforms include the introducing the Decent Homes Standard and Awaab's Law (relating to damp and mould) to the private sector by 2035.

As part of these reforms, changes the Housing Health and Safety Rating System (England) (Amendment) Regulations 2026 introduce changes to the Housing Health and Safety Rating System (HHSRS) with effect from 23 June 2026. 

Failure to address serious hazards may result in enforcement action by the local authority, including improvement notices, prohibition orders. From 22nd June 2026 local authorities can issue fines of up to £7,000 if landlords refuse to fix poor conditions.  Landlords need to therefore ensure their properties do not contain any of the hazards contained in the HHSRS. 

What This Template Does

The guidance explains how local authorities assess housing hazards, how hazards are categorised and scored, the enforcement powers available to local authorities, and the practical steps landlords can take to maintain compliance.

What Is This Document Used For?

This document is designed to help landlords and property professionals:

• Understand the purpose and operation of the HHSRS; 
• Identify Category 1 and Category 2 hazards;
• Familiarise themselves with the revised hazard scoring system;
• Understand the risk of enforcement action and financial penalties; and 
• Maintain safe housing standards within residential properties.

Why Download This Document?

This guidance provides a practical introduction to one of the most important housing compliance frameworks affecting residential landlords.  The document:

• Explains the HHSRS in plain English;
• Summarises key obligations;
• Highlights important changes introduced by recent legislation;
• Provides practical compliance guidance;
• Helps landlords prepare for inspections and enforcement activity; and 
• Supports effective property management and risk reduction.

Please also download the Housing Safety and Compliance Checklist with this guidance. 

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