HHSRS: What’s happening in Wales

Many of you will be aware of new £7,000 fines being introduced in England for breaching health and safety rules.  

The on-the-spot fines will be levied on landlords in England if property inspectors find category one hazards in their homes, a scheme introduced this week as part of planned updates to the Housing, Health and Safety Rating System (HHSRS).  

The changes to the HHSRS in England are being introduced under the Renters’ Rights Act, the vast majority of which does not impact landlords with homes in Wales – but what does this mean in practice? ​​​​​

What is HHSRS? And what’s changed?

HHSRS was introduced under the Housing Act 2004, and is used across England and Wales to identify potential hazards in rental properties. If a local authority inspects your rental home they will use HHSRS to assess the severity of any hazards, which are then classified as Category 1 (the most serious) and Category 2 (deemed less serious). 

The updates being introduced in England under the Renters’ Rights Act have not introduced any new hazards to the lists. The only material changes – other than some updated wording – have been the introduction of the new fines; £7,000 for each category one hazard, a figure which could raise to £40,000 if landlords fail to remedy issues or are repeat offenders.  

But while landlords in Wales will not be facing these on-the-spot penalties, they are still responsible for ensuring their homes are safe for their tenants – and will still face enforcement action, and potential fines, if hazards are identified.

I am a landlord in Wales – what happens if inspectors find a hazard in my property?

The HHSRS still applies in Wales and works in conjunction with the 2022 Fitness For Human Habitation (FFHH) regulations. 

Councils have a duty to take action of some kind if they discover a category one hazard in a property, and a power to take action to deal with a category two hazard.  

While local authorities in Wales cannot issue on the spot penalties for category 1 hazards, they can still use enforcement tools like improvement notices if they find a hazard. Tenants can also seek compensation directly where the property is deemed unfit for human habitation.  

A requirement that rental properties are fit for human habitation is included in all Occupation Contracts, with some allowing tenants to withhold rent if they feel their properties are not up to standard, ahead of a decision by the courts.

What do I need to do?

Essentially, wherever your homes are, you should be making sure they are safe and secure for your tenants – something that is both a legal and a moral obligations. While landlords in Wales are not immediately affected by the changes happening in England it’s still a good idea to regularly inspect your properties and address any potential hazards if they arise.

More information

• For full guidance on all your obligations, including common hazard risks in the PRS, see our guide on2 HHSRS in Wales.  
• The Renters’ Rights Act is a piece of legislation which primarily affects landlords in England. The only element of the Act which extends to Wales is the introduction of new anti-discriminations rules, something you can read more about here.