Housing, Health & Safety Rating System (HHSRS)

Introduction:

The Housing, Health & Safety Rating System came into force on 6^th April 2006 as a result of theHousing, Health and Safety Rating System (England) Regulations 2005 SI 3208. It was originally introduced under Part 1 of the Housing Act 2004. The regulations brought in an evidence-based risk assessment process, carried out using the Housing Health and Safety Rating System (HHSRS).

Local authorities will use the HHSRS to assess housing conditions, evaluate the potential risk of harm to an occupier and rate the seriousness of any hazards identified.

The HHSRS was reviewed (and revised) in 2026 under the Renters’ Rights Act 2025 and The Housing Health and Safety Rating System (England) (Amendment) Regulations 2026. Local authorities now have powers to issue substantial fines to landlords where there are serious health and safety issues at the property which are identified on or after 23^rd June 2026.

Landlord’s Responsibilities:

Landlords are expected to take preventative measures to avoid the risk of harm to occupiers and are responsible for the exterior of the dwelling, the structural elements of the property and the inside facilities which are part of that property be it a flat or a house.

Exterior and Structure

The landlord’s responsibilities under s.11 Landlord and Tenant Act 1985 are clear and widely understood. The Act states that a landlord’s responsibilities include the need to:-

“to keep in repair the structure and exterior of the dwelling-house (including drains, gutters and external pipes)” and “to keep in repair and proper working order the installations in the dwelling-house for the supply of water, gas and electricity and for sanitation (including basins, sinks, baths and sanitary conveniences, but not other fixtures, fittings and appliances for making use of the supply of water, gas or electricity), andto keep in repair and proper working order the installations in the dwelling-house for space heating and heating water.”

As an example, a property should have sufficient ventilation and moisture production to avoid issues with damp and mould. To assist with this, landlords should consider the following: