Housing Health and Safety Rating System (HHSRS)
What we will cover
- What HHSRS is, the Housing Act 2004 duty behind it, and how the 2026 update changed the framework.
- How assessors score hazards, using the Risk (likelihood) times Outcome (severity) formula.
- The most common hazards found in rental properties include falls, excess cold, damp and mould, and fire.
- The difference between Category 1 and Category 2 hazards, and what each means for your legal responsibilities.
- Enforcement powers, penalties, and the appeals process if a hazard is found.
Objectives
At the end of this course, learners will be able to:
- Explain how HHSRS works and how inspectors assess and score hazards.
- Identify the most common hazards in rental properties, including falls, excess cold, damp and mould, and fire risk.
- Recognise the difference between Category 1 and Category 2 hazards, and what each means for your legal responsibilities.
- Describe the enforcement powers available to local authorities and the penalties for non-compliance.
- Identify practical steps landlords can take to stay compliant, including regular inspections, prompt repairs, and good record keeping.
Background
The Housing Health and Safety Rating System, or HHSRS, is how local authorities assess the safety of rented homes in England and Wales. Introduced under the Housing Act 2004, it replaced the old pass or fail fitness standard with a risk-based system that scores hazards on how likely they are to cause harm and how serious that harm could be.
In 2026, new regulations updated HHSRS, reducing the number of prescribed hazards from 29 to 21 and introducing new operating and enforcement guidance. The requirements themselves have not changed, only how hazards are categorised and assessed.
This training course qualifies for 1 Standard Continuous Professional Development (CPD) points, which count towards NRLA Accreditation. NRLA Accreditation recognises landlords who maintain professional standards in managing and maintaining their properties and dealing fairly with tenants. CPD points are a requirement of the Accreditation Scheme.
For more details, visit the accreditation section on the website.
Suitable for
- All landlords, whether letting a single property, an HMO, or a block
- Letting and managing agents
- Block managers
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