The Housing Health and Safety Rating System (HHSRS) the method by which local authorities access whether a home is safe and healthy. It’s a form of risk assessment. Since 2006, it has applied to all rental properties. It’s now been updated with just 21 hazards and a simpler score outcome.
Landlords can use the HHSRS to risk access their own properties, and remove/repair hazards to ensure tenant’s safety and wellbeing. Many landlords already do this via maintenance visits, but it’s time to be conscious and thorough and document all findings/repairs.
A hazard is “any risk of harm to the health or safety of an actual or potential occupier of a dwelling or HMO which arises from a deficiency in the dwelling or HMO or in any building or land in the vicinity (whether the deficiency arises as a result of the construction of any building, an absence of maintenance or repair, or otherwise)”
Key changes:
- The lettered bands A to J have been replaced with three bands — High (score of 1,000 or above), Medium (score of 100 to under 1,000), and Low (score under 100).
- The ‘harm classes’ have been renamed. Classes I, II, III and IV have been renamed Extreme, Severe, Serious and Moderate respectively. This is purely a labelling change with no effect on what the classes actually cover.
- There are fewer hazard categories. The number of prescribed hazard descriptions has been reduced from 29 to 21.
- Introduces an updated fire hazard definition. The definition of a “prescribed fire hazard” has been broadened. It now covers risk of harm from uncontrolled fire and associated smoke/fumes, explosions, or building collapse caused by fire or explosion.
- The method used to calculate a hazard’s severity has been simplified. A clearer numerical system replaces the previous complex ratios and scale points described above. The practical outcome for landlords is the same, i.e. a score that determines whether a hazard is serious, but assessors should find it easier to apply consistently.
The enforcement framework is divided into two tiers:
- For a Category 1 hazard, now classified as the “High” band, local authorities must take action.
- For a Category 2 hazard (now “Medium” or “Low”) the council has discretion to act.
Civil Penalties for Category 1 Hazards
Local authorities may now impose a civil penalty of up to £7,000 when they first take action if:
- The property contains a category 1 hazard; and
- the local authority believes it would have been reasonably practicable for the landlord to have removed the hazard.
The local authority can serve this in addition to another enforcement notice like an improvement notice.
• Civil penalties can be applied per individual hazard, meaning multiple fines may be issued for the same property if more than one serious risk is identified.
• Penalties may be issued immediately, without a prior opportunity to put things right, rather than following a staged or warning-based approach.
This makes early identification and prompt resolution of Category 1 hazards essential, as failure to act can result in significant and immediate financial penalties.
The full gov.uk guide can be accessed here; Landlord and agent guide to the Housing Health and Safety Rating System (HHSRS) – GOV.UK
HHSRS Tool for Landlord Maintenance Checks (This can be downloaded in the SWLA Members Area under ‘Stationery’;
| 1 | Structural condition | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 1.1 | External and internal components of the dwelling structure in a proper state of structural repair, and safe to use. | Yes No | Comments: |
| 1.2 | Asbestos-containing material free from defects and maintained to prevent release of fibres. Asbestos register maintained. | Yes No | Comments: |
| 2 | Drainage | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 2.1 | Drainage systems properly installed and maintained in good condition, with access points provided to clear blockages. | Yes No | Comments: |
| 2.2 | Waste pipes properly connected to an approved sewage disposal system. No toilet waste pipe connected to a greywater system. | Yes No | Comments: |
| 2.3 | Adequate provision and capacity for the drainage of surface and foul water. All drains and gullies covered by a suitable grille. | Yes No | Comments: |
| 2.4 | All rainwater pipes connect and drain effectively into the drainage system with access points to clear blockages. | Yes No | Comments: |
| 2.5 | Access covers to drainage and other services flush-mounted and marked to indicate purpose. | Yes No | Comments: |
| 3 | Plumbing System | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 3.1 | A water supply safe to drink, controllable by the household, and of adequate flow provided to all fixtures. | Yes No | Comments: |
| 3.2 | An adequate supply of heated running water to sinks, baths and showers with a maximum temperature 45° C at point of delivery. | Yes No | Comments: |
| 3.3 | The WC cistern overflow discharges externally, unless designed by the manufacturer to discharge internally. | Yes No | Comments: |
| 4 | Sanitary Facilities – Bathroom 4.1 A private bathroom equipped and provided for the sole use of that dwelling with the following: | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 4.2 | A suitably located toilet in good working condition, sealed to the waste pipe, secure, and properly connected to the dwelling’s water supply and sewage system. | Yes No | Comments: |
| 4.3 | A dedicated wash-hand basin, suitably located, in good working condition, secure, and properly connected to the heated and unheated water supply and waste pipe. | Yes No | Comments: |
| 4.4 | A fixed bath or shower in good working condition, properly connected to the heated and unheated water supply and waste pipe. | Yes No | Comments: |
| 4.5 | Where a shower is fitted, the step into the shower tray not greater than 150 mm, and all waste outlets and connections sealed and free from defects. | Yes No | Comments: |
| 4.6 | Constant supplies of heated and unheated water to all wash-hand basins, baths and shower facilities, connected to the sewage system with waste trap, and in good working order. | Yes No | Comments: |
| 4.7 | Bathroom floors, and walls above the bath (300 mm) or shower (1800 mm) with cleanable, non-absorbent, and water-resistant surfaces, and showers fitted with a screen or curtain. | Yes No | Comments: |
| 4.8 | Ventilation provided by mechanical extraction ducted to the outside of the building. | Yes No | Comments: |
| 5 | Sanitary Facilities – Kitchen 5.1 A kitchen or dedicated adequate space for the storage, preparation and cooking of food which includes the following: | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 5.2 | A kitchen sink with draining area, in good working condition, properly sealed, and properly connected to heated and unheated water supplies and waste outlet. Any provided dishwasher and components of the sink in good working condition and properly connected. | Yes No | Comments: |
| 5.3 | Sufficient work surface for food preparation, and storage space for food and equipment, of sound construction with surfaces impervious to water, smooth, and cleanable. | Yes No | Comments: |
| 5.4 | A 4-ring hob (or 2-ring in bedsits) with oven and grill, properly installed with all necessary connections for safe and efficient operation, and maintained in good working condition. | Yes No | Comments: |
| 5.5 | Where an oven or hob is not provided, a dedicated space with connection to gas or electric compliant with relevant regulations. | Yes No | Comments: |
| 5.6 | Effective and safe removal of cooking fumes and moisture laden air to the external air by means of a cooker hood or extractor fan. | Yes No | Comments: |
| 5.7 | If provided, a fridge and freezer or fridge-freezer in good working condition, of sufficient size to store occupants’ food, and able to maintain refrigeration of 1o C to 5o C and freezer below -18o C. | Yes No | Comments: |
| 5.8 | If refrigerator not provided, adequate space and connections for installation and operation provided. | Yes No | Comments: |
| 5.9 | The kitchen floor in good condition, with a sealed, water-resistant, non-absorbent, and cleanable surface. | Yes No | Comments: |
| 6 | Clothes drying facilities | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 6.1 | Where no external clothes drying space, a dryer or dedicated space to install a dryer, or access to a communal dryer facility provided. | Yes No | Comments: |
| 7 | Space | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 7.1 | A bedroom is not the only passageway to the only bathroom in a dwelling unit with more than one bedroom. | Yes No | Comments: |
| 7.2 | A bathroom or toilet room is not the only passageway to any habitable room, hall, basement, or the exterior of the dwelling. | Yes No | Comments: |
| 7.3 | Sleeping accommodation Occupancy; Min floor area of room One person under 10; 4.64m2 One person aged 10 years or over; 6.51m2 Two persons; 10.22m2 Max occupancy; Min bedroom number Two persons; 1 Four persons; 2 Six persons; 3 Eight persons; 4 | Yes No | Comments: |
| 7.4 | Habitable rooms have a ceiling height of at least 2100mm, and for rooms with sloping ceilings at least one-half of the floor area must meet this. If any part of a room has a ceiling height lower than 1500mm, its floor area shall be excluded when calculating the floor area. Basement and subfloor rooms are excluded. | Yes No | Comments: |
| 8 | Internal doors | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 8.1 | Internal doors are functional, in good repair, provide a sufficient barrier to smoke and fire, and glazing performs safely to collision. Bathroom and WC doors have locks and do not contain clear glass. | Yes No | Comments: |
| 9 | External space | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 9.1 | External space and surrounds in good repair, even and well drained. Accessways have adequate lighting, and do not present a falls risk. Guarding necessary where drops of more than 300mm and high risks of falling. | Yes No | Comments: |
| 10 | Noise | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 10.1 | All new flats/flat conversions must, and older conversions should, comply fully, with current building regulations in respect of sound insulation. | Yes No | Comments: |
| 10.2 | The noise level inside the dwelling caused by steady external noise sources must not exceed: 1. 07:00 to 23:00 – 40dB LAeq, 16hr in the living room and bedroom area, and 45dB LAeq, 16hr in the dining room / area; and 2. 23:00 to 07:00.- 35dBLAeq, 8hr in the bedroom | Yes No | Comments: |
| 11 | Security | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 11.1 | Adequate external lighting provided to all means of access providing good visibility when there is no daylight. | Yes No | Comments: |
| 11.2 | Access doors of external grade with adequate locks, openable from the inside without a key. There is a means for occupiers to view visitors without opening the door. | Yes No | Comments: |
| 11.3 | Windows in accessible locations provided with suitable window locks. | Yes No | Comments: |
| 11.4 | Dwellings with a common entrance door have a door entry system allowing a visitor to hold a two-way conversation with occupant. | Yes No | Comments: |
| 11.5 | All door and window frames and furniture operate properly and are in a good state of repair. | Yes No | Comments: |
| 12 | Walking Surfaces | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 12.1 | Every interior and exterior stairway, ramp, deck, porch, balcony walkway, terrace, landing and hall structurally sound, secure and in good repair. | Yes No | Comments: |
| 12.2 | Internal and external stairs safe, secure, in good condition, free from defects and projections, with external steps designed to drain water away. | Yes No | Comments: |
| 12.3 | Stair coverings securely and safely fastened. Treads on exterior stairways have non-slip surfaces covering at least 75% of each tread. | Yes No | Comments: |
| 12.4 | Interior and exterior stairways with four or more risers have handrails between 900 mm and 1000 mm high in good condition. | Yes No | Comments: |
| 12.5 | Minimum headroom on a staircase is 1900 mm. | Yes No | Comments: |
| 12.6 | All internal and external flights of stairs have landings at the top and bottom, with a minimum width of 750 mm and length of 500 mm. | Yes No | Comments: |
| 13 | Guards | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 13.1 | Every stairway, porch, patio, landing, balcony walkaway, terrace, landing and hall located more than 600 mm above an adjacent area have a guard, between 900 mm and 1100 mm high, measured vertically from the floor. | Yes No | Comments: |
| 13.2 | All windows through which a person may fall a single storey or more, have a device that restricts opening to less than 100 mm, which can be easily overcome if escape window. | Yes No | Comments: |
| 13.3 | Adequate guarding to heat sources with open fires/flames or surfaces that heat to over 43°C where there is a risk of prolonged contact. | Yes No | Comments: |
| 14 | Lighting and Services | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 14.1 | Every habitable room has adequate natural lighting. | Yes No | Comments: |
| 14.2 | Suitable, adequate, controllable and accessible artificial lighting throughout dwelling, two-way activated to internal staircase. | Yes No | Comments: |
| 14.3 | Light switches located conveniently in each room for safe use. | Yes No | Comments: |
| 14.4 | All electrical installations, including fixtures and fittings, maintained in good repair. | Yes No | Comments: |
| 14.5 | Gas appliances and flues are safe for continued use. | Yes No | Comments: |
| 14.6 | Every habitable room has at least 2, and kitchens at least 4, separate suitably located and remote double electric sockets. | Yes No | Comments: |
| 15 | Heating and Insulation | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 15.1 | Where there is a loft space, a minimum 250 mm of loft insulation (assumed to be mineral wool or similar) provided. | Yes No | Comments: |
| 15.2 | Hot water cylinder, if present, insulated with a minimum 50 mm jacket if not pre-insulated, and a tank thermostat present. | Yes No | Comments: |
| 15.3 | If cavity wall construction, the cavity insulated unless professional examination confirms technically unfeasible. | Yes No | Comments: |
| 15.4 | Heating system in good and safe working condition capable of heating all habitable rooms, bathrooms, and toilet rooms, heating main living room to 21o C, and the remaining habitable rooms to a temperature of 18o C when the external temperature is minus 1o C. The system should not allow the temperature to exceed 25o C in any room during the heating season. | Yes No | Comments: |
| 15.5 | Heating and hot water capable of being controlled effectively and timed to operate by the occupiers. | Yes No | Comments: |
| 15.6 | Combustion-burning fuel devices vented to the outside of the structure in an approved manner that meets the manufacturer specification and in compliance with applicable standards. The chimney maintained in accordance with manufacturer requirements. | Yes No | Comments: |
| 15.7 | A hard-wired CO detector with battery back-up must be installed in rooms containing fossil fuel burning appliances. | Yes No | Comments: |
| 16 | Ventilation | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 16.1 | Air exhausted from a bathroom, toilet room, kitchen, clothes dryer, or basement not vented to habitable space or attic, but discharged directly to the outdoors away from intakes on the building exterior. | Yes No | Comments: |
| 16.2 | All habitable rooms have at least one window, door or skylight which opens to the outside and can be fixed open in a secure manner. | Yes No | Comments: |
| 16.3 | In each habitable room, the total size of the openable windows, doors and skylights exceeds 5% of the floor area of that room. | Yes No | Comments: |
| 16.4 | All means of ventilation maintained in good repair and working order. | Yes No | Comments: |
| 17 | Moisture and Contaminant Control | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 17.1 | External elements of the dwelling are watertight, weathertight, free of persistent dampness or moisture, and in good condition. | Yes No | Comments: |
| 17.2 | The building’s drainage system directs water away from the structure. | Yes No | Comments: |
| 17.3 | No room has observable damp or mould growth or deterioration of internal finishes exceeding 5% of the wall or ceiling surface. | Yes No | Comments: |
| 17.4 | Dwellings must not have radon concentrations greater than 200 Bq per cubic metre. | Yes No | Comments: |
| 17.5 | Only approved biocidal products may be used within the dwelling and in accordance with the approved manufacturer’s instructions. | Yes No | Comments: |
| 18 | Pest Management | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 18.1 | The property and structures and areas within the curtilage of the property is free of pest infestation. | Yes No | Comments: |
| 19 | Fire Safety | Minimum standard met? (yes, no, not applicable) | Comments and observations |
|---|---|---|---|
| 19.1 | Furniture or soft furnishings provided by the landlord complies with the Furniture and Furnishings (Fire) (Safety) Regulations 1988, inclusive of being correctly labelled for fire resistance. | Yes No | Comments: |
| 19.2 | Electrical equipment supplied by landlords is safe and compliant with current UK requirements for safety of domestic electrical products; all electrical appliances supplied by the landlord are subject to testing in line with the IET Code of Practice for In-service Inspection and Testing of Electrical Equipment (Fifth Edition) (unless they are under one year old and display a UKCA/CE marking). | Yes No | Comments: |
| 19.3 | An annual gas safety check undertaken within the last 12 months. LPG heating inspected annually by a suitably qualified engineer. | Yes No | Comments: |
| 19.4 | Electrical installation inspected and tested within the last 5 years. | Yes No | Comments: |
| 19.5 | Sufficient properly designed and appropriately sited smoke and heat detectors with alarms. These should be properly maintained and regularly tested (Additional guidance provided). | Yes No | Comments: |
| 19.6 | The escape route from bedrooms through habitable rooms should either be avoided, or mitigated, by other provisions. (The continued use of escape windows will create inclusivity issues and should not be a preferred solution.) | Yes No | Comments: |
| 19.7 | Egress through doors/windows that are required for means of escape should not require the use of a key or a code. | Yes No | Comments: |
| 19.8 | Management of premises. Buildings with common parts: – Has a fire risk assessment been undertaken? – Is person who has undertaken the risk assessment competent? – Have any action plan items been completed within the indicated timescales? It is recommended that the most practicable method for the assessment of competence of fire risk assessors that undertake this task in higher risk premises (such as high-rise residential buildings), would be to ensure that any such person is named on the National Listing of Fire Risk Assessors, hosted by the Fire Sector Federation. | Yes No | Comments: |