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 across four classes.
Need a professional assessment? Request an HHSRS hazard report. Carry out your own check with our HHSRS Inspection Checklist.
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.
The revised list under the Housing Health and Safety Rating System (England) Regulations 2005, as amended by SI 2026/571, grouped into four classes.
Physiological requirements
Damp and mould growth
Covers house-dust mites, mould and fungal growth driven by excess moisture and condensation. Common defects include penetrating or rising damp, cold bridging, poor ventilation and inadequate heating. The usual remedy is to stop the moisture source, then improve insulation, heating and ventilation and treat affected surfaces.
Excess cold
Covers the health threat from indoor temperatures persistently below about 18°C. Typical defects are poor insulation, single glazing, draughts and inefficient or absent heating. Remedies include upgrading the heating system, insulating lofts and walls and draught-proofing.
Excess heat
Covers high indoor temperatures that cause discomfort, dehydration or cardiovascular strain. Defects include excessive solar gain through large unshaded windows, poor ventilation and overheating of top-floor flats. Remedies include external shading, openable windows, cross-ventilation and solar-control glazing.
Asbestos and manufactured mineral fibres
Covers the risk of inhaling asbestos or manufactured mineral fibres. Common sources are old insulation, textured coatings, pipe lagging, floor tiles and asbestos cement. The remedy is safe management, encapsulation or licensed removal by a competent contractor.
Indoor air pollutants (CO, NO₂, VOCs, uncombusted fuel gas, biocides)
Covers harmful gases and chemicals in indoor air, including carbon monoxide, nitrogen dioxide, volatile organic compounds, uncombusted fuel gas and biocides. Defects include faulty or poorly ventilated gas appliances, blocked flues and low ventilation rates. Remedies are servicing appliances, fitting CO alarms, clearing flues and improving ventilation.
Lead
Covers ingestion or inhalation of lead, chiefly from old lead-based paint, contaminated dust and lead water pipes. The main defects are flaking pre-1970s paintwork and original lead supply pipes. Remedies include sealing or removing lead paint and replacing lead pipework.
Radiation
Covers exposure to radon gas and other ionising radiation in the home. The principal defect is radon accumulation in affected areas with poor under-floor ventilation. Remedies include radon testing, sealing solid floors and fitting a radon sump or positive-pressure ventilation.
Psychological requirements
Crowding and space
Covers the mental and physical harm caused by a lack of living space and overcrowding. Defects include too few rooms for the household and undersized bedrooms or living areas. Remedies are reducing occupancy, reconfiguring the layout or limiting the letting to a suitable household size.
Entry by intruders
Covers inadequate security against unlawful entry and the resulting fear of crime. Common defects are weak doors, poor-quality locks, insecure windows and inadequate boundary protection. Remedies include fitting BS-standard locks, solid external doors and secure, lockable windows.
Lighting
Covers both insufficient natural daylight and inadequate artificial lighting. Defects include small or obstructed windows, dark internal rooms and poor or missing light fittings. Remedies are improving glazing, removing obstructions and providing adequate, well-positioned lighting.
Noise
Covers internal and external noise that disturbs rest and wellbeing. Defects include poor sound insulation between dwellings, thin partition walls and ill-fitting windows. Remedies include acoustic insulation, sealing gaps and upgrading to better-sealed glazing.
Protection against infection
Domestic hygiene, pests and refuse
Covers hygiene, pest infestation and refuse storage, including food safety, sanitation and drainage. Defects include inadequate refuse facilities, pest harbourage, defective drainage and insufficient or poorly maintained kitchen and WC fittings. Remedies are pest control, proper refuse storage, repairing drainage and providing adequate washing and sanitary facilities.
Water supply
Covers the quality and adequacy of the water supply for drinking and domestic use. Defects include contamination, lead pipework, cross-connection and inadequate pressure or quantity. Remedies are replacing lead or contaminated pipes, preventing cross-contamination and ensuring a wholesome, sufficient supply.
Protection against accidents
Falls on the level
Covers trips and falls on level surfaces such as floors, yards and paths. Common defects are uneven or damaged flooring, slippery surfaces and raised thresholds. Remedies include levelling and repairing surfaces and providing slip-resistant finishes.
Falling on stairs and steps
Covers falls on internal and external stairs, steps and ramps. Defects include steep, uneven or worn steps, missing or loose handrails, poor lighting and inadequate guarding. Remedies are repairing steps, fitting secure handrails and improving lighting.
Falling between levels
Covers falls from one level to another, such as from windows, balconies, landings or flat roofs. Common defects are low windowsills, missing or low balustrades and unguarded drops. Remedies include window restrictors, compliant guarding and balustrades.
Electrical hazards
Covers the risk of shock and burns from the electrical installation and equipment. Defects include outdated or damaged wiring, no RCD protection and too few sockets causing overloading. Remedies are a registered electrician's inspection (EICR), rewiring where needed and fitting RCD protection.
Fire and explosions
Covers uncontrolled fire and explosion and the adequacy of means of escape. Common defects are missing smoke alarms, poor escape routes, unsafe gas installations and a lack of fire separation. Remedies include interlinked alarms, fire doors, protected escape routes and gas safety checks.
Flames, hot surfaces and materials
Covers burns and scalds from flames, hot surfaces, hot liquids and heating appliances. Defects include unguarded heaters, poorly positioned hobs and excessively hot tap water. Remedies are guarding heat sources, thermostatic mixing valves and safe appliance placement.
Collisions, entrapment and ergonomics
Covers injury from colliding with building elements, trapping of limbs, and strain from poor ergonomic design. Common defects are low beams, glazing in vulnerable positions, trapping doors and awkward or badly placed fittings. Remedies include safety glazing, clear circulation space and well-designed, accessible fittings.
Structural collapse and falling elements
Covers injury from structural failure or falling building elements. Defects include unstable walls, defective roofs, loose render, failing ceilings and unsafe outbuildings. Remedies are structural repair, securing or removing unstable elements and planned maintenance.
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 professional assessment? Request an HHSRS hazard report. Carry out your own check with our HHSRS Inspection Checklist.
Need a property assessed?
Request a professional, court-ready HHSRS hazard report from a qualified HHSRS practitioner — or see a sample first.