Landlords facing £40k penalties for health and safety failures

Landlords whose properties are found to have serious defects will be liable for civil penalties of up to £40,000 under the new Housing, Health and Safety Rating System (HHSRS) coming into force on 23rd June. 

While the changes to the HHSRS will not introduce any new standards per se, the new rules do change the way the system works, and the maximum amount you may have to pay for failure to comply. 

The HHSRS is used by local authorities to assess potential health and safety risks in homes in England and Wales, with the new changes introduced under the Renters’ Rights Act in a bid to make the rules easier to understand and enforce.

What is changing?

Under the new rules any hazard discovered in your property during a local authority inspection will now be categorised as high, medium or low – replacing the more complex A-J rating system used at present. 

High risk hazards (known as Category One) will continue to trigger councils' duty to take action against you, although they will still be able to use their discretion when it comes to dealing with medium or low risk issues (known as Category 2). 

The ‘risk of harm’ rating has also changed, from the existing one to four levels to new ‘extreme, severe, serious, and moderate’ categories. Again, the bandings haven’t changed, just the descriptions.

It is worth noting that revised HHSRS will affect homes in England only. Wales has different regulations and will need to adopt the guidance separately, so will be using the existing HHSRS until further notice.

What is considered a hazard under HHSRS?

The list of hazards isn’t changing, although it has been condensed – with some categories amalgamated to bring the total number down from 29 to 21. Historically the most common Category One hazards found in private rented sector homes are related to falls, excess cold, fire and damp and mould. 

What are the new categories? 

The merged categories most immediately relevant to landlords include: 

• Indoor air pollutants: This includes exposure to chemicals, carbon monoxide, smoke and gas 

• Domestic hygiene: This includes (but is not limited to) issues with cooking and washing. facilities and also covers problems such as pest infestations and sanitation and drainage. 

• Falls on the Level: This covers falls associated with toilets, baths and showers, as well as trip hazards and falls on level surfaces. 

• Fire and Explosions: This concerns exposure to uncontrolled fire and associated smoke and fumes and explosions.  

• Collisions, entrapment and ergonomics: This includes tenants banging into or getting trapped in windows and doors, and also covers issues regarding the positioning or functionality of other fittings in the property. 

For a comprehensive list of all 21 hazards and what they cover, click here.

Changes to the ‘fire hazard’ definition – and what do they mean?

Previously only covering fire and smoke, this hazard category has been expanded to cover ‘exposure to uncontrolled fire and associated smoke and fumes; an explosion; or the collapse of the whole or part of a building as a result of fire or an explosion’. 

This means a wider range of fire-related risks in your property could now trigger the requirement for a council to consult the fire and rescue authority before taking enforcement action. However, it does not alter your general obligation to maintain safe properties. 

What do I need to do?

If you are complying with all current health and safety guidance under the HHSRS you don’t need to do anything differently, however it is vital that you continue to carry out regular inspections of your properties to make sure they are hazard free and safe for your tenants to live in. 

• You can read more about HHSRS and your responsibilities in our members’ guide here.
• The NRLA also runs a property standards and safety course outlining your obligations when it comes to health and safety in your rental homes. To find out more click here.