Housing Health and Safety Rating System (HHSRS) Reform in 2026: Key Changes to the Assessment of Housing Hazards
The Housing Health and Safety Rating System (HHSRS) is the key framework used by local authorities in England to assess health and safety hazards in residential properties.
The Housing Health and Safety Rating System (England) (Amendment) Regulations 2026 (the “Regulations”) came into force on 23 June 2026, aiming to strengthen the existing framework and simplify how health and safety is assessed in residential properties. While the underlying legal responsibilities for landlords remain unchanged, understanding these reforms is important to remain compliant and minimise the risk of any subsequent financial penalties.
In this article, the expert dispute resolution solicitors in our Property Disputes team explain the key changes to the Housing Health and Safety Rating System, including the new hazard bands and practical implications for landlords.
What is the Housing Health and Safety Rating System?
Originally introduced by the Housing Act 2004, the Housing Health and Safety Rating System (“HHSRS”) is a risk-based evaluation tool used by local authorities to identify and protect against hazards in residential properties.
The Housing Health and Safety Rating System (England) (Amendment) Regulations 2026 (the “Regulations”) amend the Housing Health and Safety Rating System (England) Regulations 2005 with the aim of strengthening the existing framework and simplifying how health and safety is assessed in residential properties.
Local authority enforcement powers
Landlords should be aware of the HHSRS, as local authorities have duties and powers under the Housing Act 2004 in relation to identifying and dealing with hazards. Local authorities have the following enforcement options when hazards are identified (the enforcement option used depends on the hazard identified):
- Improvement Notice – requires the person on whom it is served to carry out repairs, remedial work or other action to reduce the hazard within a set timeframe
- Prohibition Order – can prohibit the use of part or all of the property due to hazards
- Demolition Order – an order requiring the demolition of a property considered unsuitable for residential occupation
- Hazard Awareness Notice – an advisory document setting out hazards identified
- Emergency Remedial Action – where the local authority undertakes urgent repair or safety work
- Emergency Prohibition Order – where the use of part or all of the property is prohibited
- Clearance Order – where a local authority declares an area unfit for human habitation and designates it for clearance
The action available depends on the category and circumstances of the hazard and the statutory conditions governing each enforcement measure.
Although there is no change to a landlord’s responsibility to provide safe housing for their tenants, landlords should familiarise themselves with the Regulations to ensure they are up to date. Failure to comply with the local authority’s requirements, such as a notice or order, can lead to financial penalties or even criminal prosecution.
How the previous Housing Health and Safety Rating System worked
The previous HHSRS risk assessment used by local authorities was based on Category 1 or Category 2 hazards, as set out below:
- Category 1 hazard – this imposed a duty on the local authority to take appropriate enforcement action where it considered a category 1 hazard to exist.
- Category 2 hazard – this gave the local authority discretion to act if they believed it necessary.
When assessing hazards, the local authority considered both the likelihood of harm occurring, as well as the severity of the outcome if harm did occur.
Key Housing Health and Safety Rating System changes introduced on 23 June 2026
The numerical scoring system is retained but the former A–J hazard bands are replaced with three bands: High, Medium and Low. High hazards with scores of 1,000 or above are Category 1 hazards. Medium hazards, with scores of 100 to 999, and Low hazards, with scores below 100. This means that High hazards should be prioritised as a local authority must take appropriate enforcement action where a Category 1 hazard exists.
For landlords, Category 1 hazards remain the most serious because local authorities are required to act. It is therefore highly advisable for landlords to engage with and respond to local authorities to resolve matters.
Renaming classes of harm
To simplify the terminology, the classes of harm have been changed to the following:
| Previous terminology | New terminology |
| Class I | Extreme |
| Class II | Severe |
| Class III | Serious |
| Class IV | Moderate |
When local authorities write a report, the new terminology is easier for landlords to understand and allows them to prioritise works which need to be carried out.
Consolidation of hazard descriptions
The Regulations have amended Schedule 1 to consolidate hazard descriptions, with the aim of simplifying assessments. The number of hazards has been reduced from 29 to 21.
It is important to note that the restructuring of the categories does not remove the underlying risks included but aims to represent them in broader terms, making the assessments more streamlined.
Prescribed Fire Hazard
The definition of ‘prescribed fire hazard’ has been expanded to include not only exposure to fire and associated smoke but also where the risk of harm arises from exposure to fumes associated with a fire, explosions or the collapse of the whole or part of a building resulting from fire or explosion
HHSRS penalties for landlords
It is essential for all landlords to consider the Regulations and the consequences for failing to deal with hazards.
Landlords (or other relevant person) who fail to comply with a valid notice or order may commit a criminal offence or be subject to a civil financial penalty. The maximum civil penalty for certain breaches has been increased to up to £40,000.
New civil penalties for Category 1 Hazards
As well as HHSRS reforms, landlords should pay close attention to the new enforcement provisions introduced by The Renters’ Rights Act 2025 (Commencement No 3) Regulations which came into force on 22 June 2026.
From this date, local authorities have the power to impose a civil penalty of up to £7,000 in relation to certain breaches concerning Category 1 hazards. A penalty is not imposed automatically and there is a procedure that the local authority must follow. Unlike the previous framework, it is not necessary to wait for non-compliance of a notice or order to impose a penalty.
What landlords should do following the Housing Health and Safety Rating System reforms
It is important that landlords:
- Understand the new High/Medium/Low scoring
- Prioritise High/Category 1 hazards
- Respond promptly to notices and correspondence
- Keep records of inspections and remedial works
Although June 2026’s reforms do not fundamentally alter any responsibilities you may have as a landlord, they do change how housing hazards are assessed and enforced under the Housing Health and Safety Rating System. Understanding the revised hazard bands and enforcement powers will help you to manage risk and respond appropriately to any local authority action taken.
Whether you are responding to enforcement action or need wider guidance on your obligations under the new Regulations, the expert landlord and tenant solicitors in our specialist Property Disputes team are on hand to help. For more information and guidance, please get in touch with Fiona Hannaford on 01803 206209 or [email protected]
