Assess HHSRS hazards.
Evidence every decision.

The Housing Health and Safety Rating System assesses housing risks in England under Part 1 of the Housing Act 2004: what harm a deficiency could cause, its likelihood over 12 months and its severity.

It covers every tenure, informs council enforcement and underpins the Decent Homes Standard. Awaab's Law uses its hazard list, not its scoring method. HHSRS assesses risk; it does not directly impose landlord duties.

The purpose and council duties remain: act on Category 1 hazards; consider action on Category 2. The revised framework changes the assessment:

• Similar hazards are merged; none drops out of scope.
• Baseline indicators describe a normally safe, healthy home.
• Four likelihood descriptions, from very unlikely to very likely, replace 16 numerical ranges.
• Category 1 remains high risk; Category 2 is moderate or low risk.
• New operating and enforcement guidance, with illustrated cases, replaces the 2006 guidance.

Tags show when significant-hazard timescales apply to social landlords. All emergency hazard types have been covered since Phase 1.

Where the old hazards went

• Falls on level surfaces includes baths and showers.
• Fire and explosions is one hazard.
• Collisions, entrapment and ergonomics includes amenity position and operability.
• Chemical and combustion related air pollutants covers carbon monoxide, combustion products, uncombusted fuel gas, VOCs and similar pollutants.
• Domestic and personal hygiene combines food safety, sanitation, drainage, refuse and pests.

Assess the whole property, including outside areas, shared parts and fixed equipment for which the owner is responsible.

1. Find deficiencies in design, construction, condition or maintenance.
2. Link them to hazards. One deficiency may create several.
3. Judge likelihood of harm requiring medical attention within 12 months.
4. Judge the spread of harm across the four classes.
5. Score each hazard separately. Both categories can occur in one home.

Most hazards use the most vulnerable age group, protecting future occupants and visitors. Crowding and space is assessed against the actual household.

Baseline indicators describe a normally safe, healthy home: heating, insulation, ventilation, damp, electrics, gas, stairs, guarding, security, fire safety, kitchens, bathrooms, drainage and outside spaces.

They prompt assessment, not a verdict. Falling short does not automatically mean Category 1; meeting them does not prove a home hazard-free. Where an indicator cannot reasonably be met, such as in a listed building, other measures can control risk.

Category 1 is not automatically an emergency: imminent serious harm requires a separate judgement. Category 2 does not mean safe; councils may act, including where hazards combine. Scores describe individual hazards, not whole properties.

Councils must explain their chosen response:

• Hazard awareness notice: advice, not a requirement to act.
• Improvement notice: specified works; non-compliance without reasonable excuse is an offence.
• Prohibition order: restricts occupation or use.
• Emergency remedial action or prohibition: Category 1 hazards with imminent risk of serious harm.
• Demolition or clearance: exceptional cases.

Only one course of action per hazard applies at a time. Since the 2026 changes, a civil penalty of up to £7,000 can accompany first action on a Category 1 hazard in qualifying premises, where removal was reasonably practicable.

Unrelated hazards may attract separate penalties; hazards sharing one cause may attract a single penalty. The combined total must be just and proportionate. Keep records from the first report: appeal windows are short.

HHSRS assesses property risk against a notional vulnerable occupant. Awaab's Law considers the actual social housing household and sets investigation and repair deadlines.

Do not wait for an HHSRS score to act. Suspected immediate danger, including live wiring, a carbon monoxide leak, collapse risk or a vulnerable household without winter heating, needs the emergency route. Make safe first; assessment and longer-term repairs follow.

Check Awaab's Law deadlines

Good inspection records start before scoring. Ask:

1. What is wrong, and exactly where?
2. How extensive is it, and for how long?
3. Who is exposed, including children, older people or those with health conditions?
4. How does it affect daily life, health or room use?
5. Is there immediate danger?
6. What reports, repairs or complaints came before?

Link photos to findings. Include timestamps, moisture and temperature readings, the resident's own words and action already taken, so others can follow up without asking again.

Get a plan for your organisation

• HHSRS guidance collection (GOV.UK)
• HHSRS operating guidance
• HHSRS enforcement guidance
• Landlord and agent guide
• Tenant guide
• HHSRS case studies
• Awaab's Law in the social rented sector