Understanding the Housing Health and Safety Rating System (HHSRS)

If you rent properties to tenants, it’s important to understand your responsibilities when it comes to the condition and safety of the properties you manage. One system used to assess housing conditions in England and Wales is the Housing Health and Safety Rating System (HHSRS). As part of the Decent Homes Standard, the HHSRS currently applies to social housing but will soon apply to all properties in the private rental sector as per the recently passed Renters’ Rights Act. Read on to find out more about the HHSRS, how it applies to rented properties, and how landlords can ensure their properties comply with HHSRS and the Decent Homes Standard.

Table of Contents

What is the Housing Health and Safety Rating System (HHSRS)?
How HHSRS is Assessed
Hazards According to the HHSRS
Landlord’s Responsibilities under HHSRS
Benefits of HHSRS Compliance
Common Misunderstandings
Practical Tips For Landlords

What is the Housing Health and Safety Rating System (HHSRS)?

HHSRS stands for the Housing Health and Safety Rating System. It is a risk-based evaluation tool that assesses potential hazards in residential properties, such as damp, fire, overcrowding, electrical safety, and structural defects. The HHSRS was introduced under the Housing Act 2004, and aims to provide a system that enables health and safety risks in dwellings to be minimised, or where possible, removed. There are two categories of hazards covered by the HHSRS: Category 1 hazards, which are extremely dangerous and could cause death or serious injury, and Category 2 hazards, which are less dangerous.

How HHSRS is Assessed

HHSRS assessments are carried out by environmental health officers (EHOs) from the local council. The local authority has a duty to review properties in its area and has the right to inspect a property if it thinks that a health or safety hazard is present. An EHO will inspect a property and look for anything that could cause potential risk to the tenants and score each hazard based on the likelihood and severity of the harm it could cause. Each hazard score will fall into a band from A to J. Hazards which fall into bands A to C are Category 1 hazards. If Category 1 hazards are found, the local authority has a duty to take action. They will first contact the landlord informally to tell them that category 1 hazards have been found at their property. If the landlord does not respond, they will be served with an improvement notice, and the Category 1 hazards need to be remedied within a set time, usually 28 days. If the hazards are serious enough, the council can issue a prohibition order prohibiting the use of part or all of the dwelling. In an emergency or if the landlord does not respond, the local council can carry out the works required at the landlord’s expense. Councils can also prosecute landlords who do not respond to improvement notices or carry out any works to remedy the hazards.

If category 2 hazards are found, a council could serve a hazard awareness notice, which identifies hazards and how to fix them, but does not provide a mandatory timeline. Category 2 hazards still require attention and should not be ignored,

Hazards According to the HHSRS

There are 21 potential hazards included in an HHSRS assessment that are listed in four groups, including:

Physiological Hazards

These are health-related hazards such as damp and mould, excessive cold or heat, and the presence of asbestos, lead, carbon monoxide or other hazardous materials. All of these things can cause long-term health problems for the people living there.

Injury Hazards

These hazards could cause injury to tenants or visitors to the property, and they include uneven flooring, lack of handrails, poor lighting, exposed wiring, faulty appliances, missing smoke alarms, loose ceilings, unstable walls, or deteriorating building structure.

Infection and Hygiene Hazards

Infection and hygiene hazards include poor sanitation and drainage issues like leaking pipes, blocked drains, a lack of clean water, pest infestations like rats or cockroaches, inadequate facilities for storing or preparing food, a contaminated water supply that could cause bacterial infections, inadequate provision for storing household waste, or other similar issues that could present a health risk.

Psychological and Social Well-being Hazards

This includes hazards like excessive noise, overcrowding, poor security, such as inadequate locks or unsecured doors and windows, poor lighting, and other factors that could affect the tenants’ safety and mental health.

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Landlord’s Responsibilities under HHSRS

The landlord of a property has to look after the exterior and structural elements of a dwelling and the inside facilities. Inside facilities include:

Water, gas and electricity. All equipment to supply these facilities must be fully, safely and correctly installed by a professional who can provide a gas and electricity safety certificate.

Personal hygiene facilities such as showers, baths and sinks, sanitation and drainage like toilets, drains, and waste pipes.

Food safety installations like sinks, draining boards, worktops, cooking facilities (or space where a tenant can, for example, install their own cooker), cupboards or shelves for storing food safely, fridges and freezers, or space and power sources to install them.

Landlords should also consider adequate ventilation, such as air bricks, trickle vents and others where needed, plus windows that can be opened.

Space and water heating installations, including heating systems or appliances, plus any kind of fitted water system that supplies hot water on demand, such as a boiler.

These are all in addition to other landlords’ responsibilities, such as providing a gas safety certificate, an electrical safety certificate, suitable fire safety measures such as installing fire and smoke alarms, fire risk assessments, the provision of fire extinguishers and blankets, and, where needed, legionella risk assessments. Keeping on top of these responsibilities requires regular property inspections, prompt repair of hazards, and keeping records of all safety checks.

Benefits of HHSRS Compliance

Staying compliant with the HHSRS helps landlords meet their legal obligations and delivers meaningful benefits for both landlords and tenants. A property that is free from serious hazards promotes better health, comfort, and well-being for the people living in it.

For landlords, compliance helps reduce the risk of enforcement notices, legal claims, or costly emergency repairs. Maintaining a safe home also tends to improve tenant satisfaction, leading to longer tenancies and fewer void periods. Beyond the legal and financial incentives, proactive HHSRS compliance helps protect the long-term condition and value of the property itself, making it a sensible investment decision as well as a regulatory requirement.

Common Misunderstandings About the HHSRS

Despite being a core part of housing law for nearly two decades, the HHSRS is often misunderstood. One common misconception is that it functions like a simple checklist, i.e. something a landlord can quickly pass or fail. In reality, the system is based on risk, not fixed standards. It considers the likelihood of harm and its potential severity, which means two similar properties can receive very different hazard scores depending on their individual circumstances.

Another misunderstanding is that only Category 1 hazards matter. While these are the most serious and legally require action, local authorities can still intervene when Category 2 hazards pose ongoing risks. A final misconception is that HHSRS assessments only happen during formal inspections. In truth, landlords are expected to proactively identify and address hazards, rather than waiting for an official visit or a tenant complaint.

Landlords should keep up to date with changing safety regulations, local authority guidance, and best practice. For older properties or homes with vulnerable tenants, arranging a professional assessment can provide added assurance. Ultimately, a proactive approach is the most effective way to meet HHSRS requirements and maintain a safe, compliant rental property.

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