HHSRS Changes 2026: What Landlords Need to Know

Landlords in England need to be aware of important changes to the Housing Health and Safety Rating System (HHSRS), which came into force on 23 June 2026.

 

The HHSRS is the system used by local authorities to assess whether conditions within residential properties present a risk to the health and safety of occupants and visitors. It applies to rented as well as owner-occupied homes.

 

The 2026 changes are intended to make the system easier to understand and apply, with broader hazard categories and simpler risk classifications.

 

For landlords in Bournemouth, Poole, Christchurch and the surrounding areas, it is important to understand what has changed — and what has not.

What is the HHSRS?

The Housing Health and Safety Rating System was introduced under the Housing Act 2004 and provides local authorities with a framework for assessing potential hazards within residential properties.

 

Rather than simply asking whether a property has a particular defect, the HHSRS considers the risk that the defect or condition presents to an occupant's health or safety.

 

Local authorities have a duty to take appropriate enforcement action where a Category 1 hazard is identified and have discretion to take action in relation to Category 2 hazards.

What changed in 2026?

The Housing Health and Safety Rating System (England) (Amendment) Regulations 2026 have updated the way hazards are described and classified.

 

One of the biggest changes is the reduction from 29 individual hazard descriptions to 21 broader hazard categories.

 

This does not mean that fewer risks are considered.

 

Instead, a number of related hazards have been brought together into broader categories, with the aim of reducing duplication and making assessments more consistent.

What are the 21 HHSRS hazards?

The revised framework covers:

• Falls on level surfaces

• Falls on stairs, steps and slopes

• Falls between levels

• Fire and explosions

• Flames and hot surfaces

• Collisions, entrapment and ergonomics

• Structural collapse and falling elements

• Electricity

• Excess cold

• Radiation

• Damp and mould growth

• Lead

• Chemical and combustion-related air pollutants

• Excess heat

• Asbestos and manufactured mineral fibres

• Domestic and personal hygiene

• Water supply

• Crowding and space

• Intruders

• Noise

• Lighting and obstructed views

Although the number of categories has reduced, inspectors must still consider all significant risks to occupiers.

High, Medium and Low hazard ratings

Another significant change is the replacement of the previous A–J hazard bands.

Hazards are now placed into three clearer classifications:

High – a Category 1 hazard where the local authority has a duty to take the most appropriate enforcement action.

Medium – a Category 2 hazard where enforcement remains at the discretion of the local authority.

Low – also a Category 2 hazard, representing a lower level of risk, although the issue may still require attention.

The intention is to make inspection results easier for landlords, tenants, letting agents and local authorities to understand.

Damp and mould remain an important consideration

Damp and mould growth remains one of the specific hazards within the revised HHSRS.

 

This is particularly important for landlords because property condition is increasingly central to housing regulation.

 

Where damp or mould is reported, landlords should therefore avoid assuming that the issue is automatically caused by a tenant's lifestyle.

 

The underlying cause should be properly investigated so that issues such as leaks, penetrating damp, inadequate heating, ventilation or other property defects can be identified and dealt with appropriately.

Fire and explosion risks have been broadened

The revised regulations also broaden the way fire-related hazards are considered.

 

The assessment can include risks arising from:

• uncontrolled fire

• smoke and fumes

• explosions

• structural collapse caused by fire or explosion

For landlords and letting agents, this reinforces the importance of looking at fire safety as a whole rather than considering individual requirements in isolation.

 

The condition of the property, fire detection systems, escape routes, electrical and gas installations and structural integrity can all be relevant when assessing risk.

What happens if a council identifies a serious hazard?

Local authorities can inspect residential properties to determine whether enforcement action is required.

 

Inspections may follow a complaint from a tenant or neighbour, while referrals can also come from organisations such as children's services, adult social care, the police or a GP surgery.

 

Depending upon the circumstances, enforcement options can include:

• Hazard Awareness Notices

• Improvement Notices

• Prohibition Orders

• Demolition Orders

• Clearance Areas

For a High/Category 1 hazard, the local authority must take appropriate enforcement action.

 

Emergency remedial action and Emergency Prohibition Orders are also available in circumstances involving Category 1 hazards presenting an imminent risk of serious harm.

What should landlords do?

The changes do not mean landlords suddenly need to approach their properties completely differently.

 

They do, however, reinforce the importance of having good property management procedures in place.

 

Landlords should ensure that reported repairs are investigated promptly, regular property inspections are carried out, safety obligations are kept up to date and records are maintained showing what action has been taken.

 

Issues involving damp and mould, electrical installations, heating, fire safety, structural defects and trip or fall hazards should not be ignored simply because they initially appear minor.

 

The HHSRS is fundamentally a risk-based system, so the circumstances of the property and its occupants matter.

How Wren Letting can help

Keeping up with changes to landlord legislation and property standards is becoming an increasingly important part of owning a rental property.

 

At Wren Letting, we manage residential properties across Bournemouth, Poole, Christchurch and the surrounding areas, helping landlords manage their properties and understand their responsibilities as regulation continues to change.

 

Our managed service includes ongoing oversight of the tenancy and property, coordinating maintenance and repairs, property visits and keeping landlords informed of relevant changes affecting the private rented sector.

 

If you are a landlord and would like to discuss the management of your rental property, speak to the Wren Letting team.