Housing Health and Safety Rating System
Plain-English guidance on housing hazards, risk assessment and independent HHSRS inspections.
What is HHSRS?
The Housing Health and Safety Rating System (HHSRS) is the risk-based method used to identify and assess hazards in residential property in England. It considers how a condition could affect the health, safety or wellbeing of an occupier or visitor.
HHSRS does not give a home a simple pass or fail. An assessor identifies deficiencies, links them to the relevant hazards and considers both the likelihood of harm over the next 12 months and how serious that harm could be.
The system can be applied to all types of housing. Local authorities use it when enforcing housing standards, it supports the Decent Homes Standard, and it can also help landlords, housing providers, buyers and homeowners prioritise repairs and improvements.
What changed in 2026?
Revised HHSRS regulations and statutory guidance came into force in England on 23 June 2026, replacing the 2006 operating framework.
The 21 HHSRS hazards
The revised system groups housing hazards into four broad areas. Each hazard is considered separately and receives its own risk score.
Physiological requirements
Conditions that can directly affect physical health.
- Damp and mould growth
- Excess cold
- Excess heat
- Asbestos and MMF
- Indoor air pollutants
- Lead
- Radiation
Psychological requirements
Conditions affecting security, wellbeing and appropriate use of the home.
- Crowding and space
- Entry by intruders
- Lighting
- Noise
Protection against infection
Conditions that may increase exposure to infection or illness.
- Domestic hygiene
- Water supply
Protection against accidents
Property conditions that could result in accidents or physical injury.
- Falls on the level
- Falling on stairs etc.
- Falling between levels
- Electrical hazards
- Fire and explosions
- Flames, hot surfaces etc.
- Collisions, entrapment and ergonomics
- Structural collapse and falling elements
How does an HHSRS assessment work?
The statutory method contains a detailed ten-step process. In practical terms, the work follows five connected stages.
Inspect
Review the dwelling, relevant external areas, building elements, services and available evidence.
Identify
Record deficiencies and compare the property with the relevant baseline indicators.
Link hazards
Determine which of the 21 hazards arise from each identified deficiency.
Assess risk
Judge the likelihood of harm over 12 months and the potential spread and severity of outcomes.
Score and report
Calculate each hazard score, classify the risk and explain proportionate remedial action.
High, Medium and Low risk bands
The 2026 framework retains Category 1 and Category 2 hazards while presenting results through three clearer risk bands.
This is the most serious level of housing hazard. A local authority has a duty to take appropriate enforcement action when it identifies a Category 1 hazard.
The required response depends on the hazard and circumstances; the score does not prescribe one universal repair.
The hazard remains capable of causing harm and should not be dismissed simply because it falls below Category 1.
A local authority has the power to take enforcement action and will consider the most appropriate and proportionate course.
The assessed risk is lower, but the underlying defect may still need maintenance, monitoring or improvement.
Prompt action can prevent deterioration, repeat complaints and more serious risk developing later.
Who may need an HHSRS assessment?
An independent assessment can clarify risk, provide evidence and support better repair or investment decisions.
Landlords
Identify hazards before they develop into serious complaints, disrepair claims or enforcement issues.
Housing providers
Support proactive condition management, risk prioritisation and consistent evidence across homes or portfolios.
Property managers
Understand concerns, recommend appropriate next steps and improve maintenance planning.
Legal and disrepair cases
Record property condition and relevant hazards where findings may inform a dispute or further investigation.
Homeowners and buyers
Understand potential safety concerns and likely repair priorities before or after purchasing a home.
What is included in a DampRo UK HHSRS report?
Our reports are designed to explain what was found, why it matters and what should happen next. The content is tailored to the property and the purpose of the instruction.
- Property and inspection details
- Inspection observations
- Relevant HHSRS hazards
- Hazard scores and classifications
- Photographic evidence
- Locations and extent of defects
- Contributing factors
- Recommended remedial actions
- Priority of significant issues
- Professional summary
Damp, mould and HHSRS
Damp and mould growth is one of the 21 HHSRS hazards, but the inspection should look beyond the visible surface condition.
An effective assessment considers the source of moisture, building defects, heating, ventilation, insulation, occupancy conditions and the extent and location of growth. It also considers whether related hazards, such as excess cold or indoor air pollutants, may be present.
Cleaning visible mould without understanding the cause may not control the underlying risk. Clear evidence and proportionate recommendations are important for selecting repairs and reducing recurrence.
How DampRo UK can help
We combine building pathology, housing standards and practical construction experience to identify hazards and recommend proportionate next steps.
Independent assessments
Single-property, complex-case and portfolio HHSRS inspections informed by the current 21-hazard framework.
View surveys →Reports and evidence
Clear findings, photographs, hazard classifications and evidence-based remedial recommendations.
View reports →Compliance and data
Inspection forms, process reviews, hazard data, quality assurance and management information for housing providers.
View data support →Works and verification
Schedules of Works, SOR coding, re-inspections and verification that completed works have reduced the identified risk.
Explore provider support →HHSRS FAQs
Is an HHSRS assessment a pass or fail?
No. Each relevant hazard is assessed and scored according to its likelihood and potential severity of harm. A property may contain a mixture of High, Medium and Low risks.
Does HHSRS apply only to rented homes?
No. The assessment method can be applied to all residential property. Local-authority enforcement under Part 1 of the Housing Act 2004 is particularly relevant to rented housing, while owners and buyers may use an assessment to guide maintenance or investment decisions.
What happens if a Category 1 hazard is found?
Where a local authority formally identifies a Category 1 hazard, it must take appropriate enforcement action. The available options include improvement notices, prohibition orders, hazard awareness notices and, in qualifying cases, emergency action. The right response depends on the facts.
Can a private surveyor issue an enforcement notice?
No. A private HHSRS report can identify and assess hazards and recommend action, but statutory enforcement decisions are made by the relevant local authority.
Does meeting the baseline indicators guarantee there is no hazard?
No. Baseline indicators help identify common deficiencies, but they do not replace the full risk assessment. The assessor must still consider the property, the relevant hazard profile and the circumstances of the scenario.
Get clear, independent advice on housing hazards
Contact DampRo UK to discuss an individual property, complex case, portfolio programme, compliance review or HHSRS data requirement.
Important information
This page provides general information and should not be treated as legal advice or a substitute for a property-specific assessment. HHSRS conclusions and enforcement decisions depend on the property, evidence and circumstances. Always check the latest statutory guidance and obtain appropriate professional or legal advice where necessary.