New HHSRS guidance for landlords

A seven point property review following the update on 16 September 2026

Seven checks landlords should make after the HHSRS update

The government clarified its landlord and agent guide to the Housing Health and Safety Rating System on 16 September 2026. For landlords in England, this is a useful moment to review how property risks are identified, recorded and resolved.

The revised HHSRS operating guidance, published in June 2026, replaces the 2006 guidance. It reduces the number of hazards, introduces baseline indicators and simplifies parts of the scoring process. The legal duty to provide safe rented homes remains central: local councils must act when they identify a Category 1 hazard and may act on Category 2 hazards.

The following review is not a substitute for a formal assessment. It is a practical way to test whether your property management process is likely to find problems early and show what you did about them.

Check one: Know the revised structure

The revised system covers 21 hazards rather than 29. Several related hazards have been combined, making the framework shorter without removing the need to consider the underlying risks. Assessors still examine the whole property, including gardens, yards and external structures, and look for problems with design, layout, repair or maintenance.

Each hazard is scored separately. The score reflects the likelihood of harm requiring medical attention in the next 12 months and the possible severity of that harm. This means one property can contain hazards at different levels.

Check two: Understand the three risk bands

• High: a score of 1,000 or more. This is a Category 1 hazard, and the council must take appropriate action.
• Medium: a score above 100 and below 1,000. This is a Category 2 hazard, and the council may take action.
• Low: a score of 100 or below. This is also a Category 2 hazard, and the council may take action.

Do not wait for a score before dealing with an obvious danger. The purpose of routine inspection and maintenance is to reduce the chance that a defect develops into a serious hazard.

Check three: Use the baseline indicators

The new baseline indicators give landlords and agents a common reference point for property condition. The abbreviated checklist in the landlord guide covers structural condition, drainage, water and sanitation, food preparation, space, security, stairs and guards, heating, ventilation, moisture, pests and fire safety, among other areas.

The checklist is optional, and the indicators are not mandatory standards in every property. Some may not be feasible or relevant, particularly in listed or non-traditional buildings. However, a condition below an applicable baseline is generally treated as a deficiency. Record why an indicator is not applicable and what alternative measure controls the risk.

Check four: Inspect for the cause as well as the symptom

A good inspection asks why a problem has occurred. Damp and mould may be linked to water penetration, leaks, inadequate heating, insufficient ventilation or a combination of factors. A loose floor covering may point to a wider trip risk. A defective boiler may contribute to excess cold as well as combustion hazards.

Photograph the condition, record its location and urgency, and arrange a competent investigation where the cause is uncertain. After the work, check that the repair has addressed the risk rather than simply covered the visible symptom.

Check five: Put vulnerable occupants into the risk review

HHSRS assessors usually consider the age group most vulnerable to each hazard, not only the people currently living at the property. Older people may face greater risk from falls, for example, while young children may be particularly vulnerable to an unsafe low-level window.

Landlords should still take account of information about the actual household when responding to a report or arranging work. HHSRS and Awaab’s Law are different systems, and the government has said it will consult on applying Awaab’s Law to private rented housing. Avoid assuming that a general inspection schedule is enough where a tenant has reported an urgent risk.

Check six: Test your records and response process

Your file should make it easy to establish when a concern was reported, how it was assessed, what interim steps were taken, when contractors attended and whether the repair worked. Keep relevant tenancy documents and safety certificates accessible. A local council can require specified documents under the Housing Act 2004, and failing to provide them without a reasonable excuse can be an offence.

• Log repair reports and acknowledge them promptly.
• Triage urgent health and safety risks and arrange interim measures where necessary.
• Keep photographs, inspection notes, contractor reports, invoices and communications together.
• Record attempted access and follow the proper process if entry is refused.
• Close the job only after confirming that the hazard has been reduced.

Check seven: Know what enforcement can involve

Councils can inspect residential property after a complaint or referral, or as part of a proactive programme. Available action includes hazard awareness notices, improvement notices and prohibition orders. Emergency remedial action or an emergency prohibition order may be used for a Category 1 hazard that presents an imminent risk of serious harm.

Failure to comply with a notice or order can lead to prosecution. For failure to comply with an improvement notice, councils can impose a civil financial penalty of up to £40,000 for offences committed on or after 1 May 2026. A council may also recover reasonable costs associated with enforcement.

If you receive a notice, read it immediately and note the work, evidence and deadline required. Appeal periods can be short: the guide gives 21 days for an improvement notice and 28 days for most other enforcement action. Seek independent legal or professional advice if you are unsure how to respond.

A practical next step for landlords

Schedule a documented condition review for each property in England and compare it with the government’s baseline checklist. Prioritise immediate safety issues, assign every repair an owner and deadline, and review any open job where the underlying cause has not been confirmed.

If you would prefer help with inspections, maintenance coordination and property compliance, Reeds Rains offers different levels of landlord support. Speak to your local team about the service that matches how involved you want to be.

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Frequently asked questions

• When was the HHSRS landlord guide updated
  The government updated and clarified the landlord and agent guide on 16 September 2026. The revised operating guidance was published on 23 June 2026 and replaced the 2006 guidance.
• Does the new HHSRS guidance apply to my rental property
  It applies to residential properties in England. Wales has separate HHSRS regulations and guidance, while Scotland and Northern Ireland use different systems.
• Must a landlord meet every baseline indicator
  Not necessarily. The indicators are guidelines and may not all be feasible or relevant. However, falling below an applicable baseline will generally indicate a deficiency that should be assessed and managed.
• Can a council act on a Category 2 hazard
  Yes. A council has discretion to take action on Category 2 hazards. It must take appropriate action when it identifies a Category 1 hazard.
• What should I do if a tenant refuses access for repairs
  Keep a clear record of your attempts to arrange access and communicate why the work is needed. Do not force entry. Follow the tenancy terms and legal process, and seek professional advice where the risk or enforcement deadline is serious.

This article is general information for England and is not legal advice. Requirements depend on the property and circumstances; consult the official guidance and seek professional advice where needed.