Need to understand HHSRS?
Ensure your property meets health and safety standards and avoid enforcement action.
Complete guide to the Housing Health and Safety Rating System (HHSRS), covering all 29 hazards, self-assessment, and compliance requirements.
Understanding HHSRS
Learn the framework and your obligations
What is HHSRS?
The legal framework for assessing housing conditions.
Housing Health and Safety Rating System
HHSRS is the system used by local authorities to assess potential risks and hazards in residential properties. It's been in force since 2006 and applies to all residential properties in England and Wales.
The 29 Hazards
HHSRS assesses 29 potential hazards grouped into four categories:
1. Physiological Requirements (12 hazards)
- Damp and mould growth
- Excess cold
- Excess heat
- Asbestos and MMF (manufactured mineral fibres)
- Biocides
- Carbon monoxide and fuel combustion products
- Lead
- Radiation
- Uncombusted fuel gas
- Volatile organic compounds
2. Psychological Requirements (4 hazards)
- Crowding and space
- Entry by intruders
- Lighting
- Noise
3. Protection Against Infection (3 hazards)
- Domestic hygiene, pests and refuse
- Food safety
- Personal hygiene, sanitation and drainage
4. Protection Against Accidents (10 hazards)
- Falls associated with baths etc.
- Falling on level surfaces
- Falling on stairs etc.
- Falling between levels
- Electrical hazards
- Fire
- Hot surfaces and materials
- Collision and entrapment
- Explosions
- Position and operability of amenities
Category 1 vs Category 2 Hazards
- Category 1: Serious hazards - local authority MUST take enforcement action
- Category 2: Less serious hazards - local authority MAY take enforcement action
⚠️ Most Common Category 1 Hazards:
- Excess cold (inadequate heating)
- Damp and mould growth
- Falls on stairs
- Falls on level surfaces
- Electrical hazards
Templates & Downloads
Fitness for Human Habitation Guidance
Guide to ensuring your property meets habitability standards
Conducting Self-Assessment
Check your property for hazards
Conduct HHSRS Self-Assessment
Systematically check your property against all 29 hazards.
Self-Assessment Process
1. Excess Cold (Most Common Category 1)
Check:
- Heating system works in all rooms
- Can achieve 21°C in living areas, 18°C in other rooms
- Adequate insulation (loft, walls, windows)
- No excessive draughts
- Heating is affordable for tenants to run
2. Damp and Mould Growth
Check:
- No visible mould or damp patches
- Adequate ventilation (extractor fans, trickle vents)
- No water ingress from roof, walls, or windows
- No rising damp
- Adequate heating to prevent condensation
3. Falls on Stairs
Check:
- Handrails on both sides (if stairs over 1m wide)
- Adequate lighting
- No loose or damaged treads
- Adequate headroom
- Non-slip surfaces
4. Falls on Level Surfaces
Check:
- No trip hazards (loose flooring, uneven surfaces)
- Adequate lighting in all areas
- Safe floor coverings
- No slippery surfaces (especially bathrooms)
5. Electrical Hazards
Check:
- Valid EICR (Electrical Installation Condition Report) - required every 5 years
- No exposed wiring
- Adequate number of sockets (no overloading)
- RCD protection on circuits
- All electrical work certified
6. Fire Hazards
Check:
- Working smoke alarms on every floor
- Carbon monoxide alarms where required
- Clear escape routes
- Fire doors in HMOs
- No fire hazards (faulty electrics, blocked exits)
✅ Document Everything:
Take photos of all areas, note dates of checks, keep certificates (gas, electrical, EPC), and create an action plan for any issues found.
Checklist
- ✓Check heating system in all rooms
- ✓Test all smoke and CO alarms
- ✓Inspect for damp and mould
- ✓Check stairs and handrails
- ✓Verify EICR is current
- ✓Check gas safety certificate
- ✓Inspect all windows and locks
- ✓Check lighting in all areas
- ✓Verify adequate ventilation
- ✓Check for trip hazards
- ✓Inspect kitchen and bathroom facilities
- ✓Check water pressure and drainage
- ✓Verify adequate space standards
- ✓Document all findings with photos
Enforcement & Compliance
Respond to local authority action
Understanding Enforcement Action
What happens if the council finds Category 1 hazards.
Types of Enforcement Action
1. Improvement Notice
- What it is: Legal notice requiring you to fix specific hazards
- Timescale: Typically 28 days, but can be longer for major works
- Penalty: Criminal offence if you don't comply - fine up to £5,000 per hazard
- Your rights: Can appeal within 21 days
2. Prohibition Order
- What it is: Prohibits use of all or part of property
- When used: Serious hazards that cannot be easily fixed
- Impact: Cannot let property until hazards fixed and order lifted
- Your rights: Can appeal within 28 days
3. Hazard Awareness Notice
- What it is: Formal notification of hazards (usually Category 2)
- Requirement: No legal requirement to fix, but strongly advised
- Impact: Goes on property record, may affect future sales
4. Emergency Remedial Action
- What it is: Council does work immediately without notice
- When used: Imminent risk of serious harm
- Cost: Council charges you for all work done
- No appeal: Cannot appeal emergency action
5. Emergency Prohibition Order
- What it is: Immediate prohibition without notice
- When used: Imminent risk of serious harm
- Impact: Property cannot be used immediately
- Your rights: Can appeal within 28 days (but order stays in force)
⚠️ Criminal Prosecution:
Failure to comply with improvement notices or prohibition orders is a criminal offence. You can be fined up to £5,000 per hazard and may face unlimited fines for serious cases.
Rent Repayment Orders
Tenants can apply for Rent Repayment Orders if:
- Property has Category 1 hazards
- You've been convicted of a housing offence
- You've failed to comply with improvement notice
Penalty: Repay up to 12 months rent to tenant
Act Immediately
Frequently Asked Questions
Common questions about hhsrs compliance guide
What's Next?
You've completed the HHSRS Compliance Guide. Here are some related resources to help you further.
Guidance only. Landlord Handbook provides practical information to help landlords understand their responsibilities. It is not legal or financial advice. Always check the latest GOV.UK guidance and seek professional advice where appropriate.