HHSRS Guide
The 21 HHSRS hazards explained.
The Housing Health & Safety Rating System assesses potential risks to health and safety in residential properties under the Housing Act 2004. Following the 2026 reforms, hazards are now grouped into 21 categories.
June 2026 reforms
What changed in 2026.
29 hazards reduced to 21
Statistically similar hazards have been amalgamated to make assessments clearer and more consistent.
New High / Medium / Low banding
The old A–J bands are replaced with simpler risk banding. 'High' risk aligns with the former Category 1 enforcement threshold.
Indicative baseline standards
New baseline standards define the conditions homes are expected to meet, improving transparency for landlords and tenants.
The full list
All 21 hazard categories.
Falls — stairs, steps & landings
Risk of falling on stairs, ramps and changes in level.
Falls associated with baths
Slips and falls in and around baths and showers.
Excess Cold
Cold indoor temperatures linked to respiratory and cardiovascular harm.
Excess Heat
Dangerously high indoor temperatures.
Damp & Mould
Condensation and mould growth affecting respiratory health.
Fire Safety
Risk of fire ignition, spread and adequacy of escape.
Flames & Hot Objects
Burns and scalds from hot surfaces, flames and liquids.
Asbestos & MMF
Exposure to asbestos and man-made mineral fibres.
Lead
Exposure to lead from old paint, pipework and dust.
Vibration & Movement
Structural vibration and movement causing harm or anxiety.
Carbon Monoxide & NO₂
Toxic gases from faulty appliances and flues.
Radiation
Exposure to radon, UV and other harmful radiation.
Biological Contaminants
Bacteria, viruses and pests linked to poor conditions.
Chemical Contaminants
Harmful chemicals, VOCs and pollutants in the home.
Electrical Hazards
Risk of shock and burns from electrical installations.
Structural Collapse
Risk from failing structural elements and falling parts.
Water Supply & Sanitation
Quality of water supply and adequacy of sanitation.
Ventilation
Adequacy of fresh air and removal of stale, polluted air.
Daylight
Adequacy of natural light to habitable rooms.
Noise
Internal and external noise affecting wellbeing.
Security
Protection against unauthorised entry and intrusion.
Penalties & enforcement
The cost of getting it wrong.
Under the Housing Act 2004 and the Renters' Rights Act 2025, non-compliance can be expensive. The key penalties landlords and agents now face:
Civil & financial penalties
- Up to £7,000 for a first or minor breach (e.g. failure to provide terms, register on the PRS Database or join the Ombudsman).
- Up to £40,000 for serious, continuing or repeated offences (e.g. unlawful eviction, harassment, misusing possession grounds, unlicensed letting) — as an alternative to prosecution.
- Up to £30,000 under the Housing Act 2004 for breaching an improvement notice or licensing requirement.
- Up to £30,000 for breaches of the Tenant Fees Act 2019 (e.g. prohibited payments).
Rent Repayment Orders (RROs)
- Maximum increased from 12 months to 24 months' rent from 1 May 2026.
- Scope widened — including misusing eviction grounds and letting after a penalty.
- Tenants and councils now have a 2-year window to apply (up from 1 year).
Prosecution & banning orders
- Unpaid penalties or serious offences can lead to prosecution and an unlimited fine.
- Banning orders can prevent persistent offenders from letting property.
- Convictions can result in entries on the rogue landlord database.
HHSRS enforcement (Housing Act 2004)
- A 'High' risk (formerly Category 1) hazard places a duty on the local authority to act.
- Councils can serve improvement notices, prohibition orders or emergency remedial action.
- Failure to comply with a notice is itself an offence carrying financial penalties.
Figures reflect the position from 1 May 2026. Penalty levels are set by the relevant local authority and may vary with culpability and severity. This is general information, not legal advice.
For landlords & agents
A "High" risk hazard means action is required.
Where a property contains a High risk (formerly Category 1) hazard, the local authority has a duty to act — and landlords can face enforcement, civil penalties and difficulty regaining possession. A professional HHSRS report gives you clear, defensible evidence of your property's condition and the steps needed to comply.
Need a property assessed?
Request a professional, court-ready HHSRS hazard report from a qualified HHSRS practitioner — or see a sample first.