August Newsletter 2026
Property Compliance Update: HHSRS Inspections
Editorial note
This update summarises how Housing Health and Safety Rating System (HHSRS) inspections are carried out, how hazards are scored, and what enforcement action councils can take.
The key message for property owners is to understand how hazards are assessed, prioritise Category 1 risks, and act promptly to reduce the likelihood of formal action and civil penalties.
At a glance
HHSRS covers 21 hazards, broadly grouped into four categories. These hazards apply to inspections on or after 22 June 2026.
How HHSRS inspections are performed
HHSRS inspections are carried out in a traditional manner: the inspector completes a physical assessment of the entire property and notes and records any deficiencies (faults).
After the visit, the inspector considers the following for each issue identified:
- Whether a hazard exists under HHSRS.
- The likelihood of an occurrence and the range of possible outcomes for that hazard.
The assessment is then converted into a hazard score. While scoring can be calculated manually, most inspectors use computer software to produce the final scores.
How hazards are rated and scored
Each hazard is rated and scored individually using a formula that reflects the nature of the hazard, the likelihood of an occurrence, and the seriousness of the outcome (the “spread of possible harms”).
At its simplest: Risk (likelihood) x Outcome = Numerical Score
Severity is assessed in relation to the age group most vulnerable to the hazard and who might typically occupy the dwelling. While scoring is based on the most vulnerable group, enforcement action should reflect the actual occupants.
For some hazards all age groups are equally vulnerable; for others (for example, gaps between balusters), the hazard is judged in terms of a young child.
| Band | Score | Hazard category |
|---|---|---|
| High | 1000 or more | Category 1 |
| Medium | 100 to 999 | Category 2 |
| Low | Below 100 | Category 2 |
In practical terms, the greater the likelihood of harm or the more serious the outcome, the higher the score. For example, a gas water heater leaking carbon monoxide would attract a high score because the risk is high and the outcome could be death.
Enforcement actions and options
A hazard score does not, by itself, dictate what action must be taken. However, councils have a duty to take some form of action where they identify a Category 1 hazard, and a power to take action in relation to Category 2 hazards.
Action often begins informally, but the availability and use of informal approaches depends on the local authority’s civil penalty policy.
Where the landlord does not respond, the council is most likely to escalate to formal action by serving an improvement notice on the owner (or agent, as appropriate), requiring hazards to be removed or minimised within a set timeframe, generally 28 days.
In more serious cases, a council may serve a prohibition order prohibiting the use of all or part of a dwelling.
Importantly, serious hazards are not always expensive to resolve. A Category 1 hazard could, for example, be addressed by fitting a lock to a window or fixing a handrail to a staircase.
For minor hazards, a council may serve a hazard awareness notice. This is advisory in nature and does not require the owner to take action (and it is not registerable as a land charge).
Where a hazard is specific to a child or an elderly person, but no child or elderly person occupies the property, the council may decide to suspend the notice (or part of it) until such time as a child or elderly person moves in.
If a notice (or part of it) is suspended, the council is obliged to review the situation at least once a year to confirm whether the suspension remains justified or should be revoked so that the notice is activated.
Civil penalties for Category 1 hazards
Local authorities may impose a civil penalty of up to £7,000 when they first take action where:
- the property contains a Category 1 hazard; and
- the local authority believes it would have been reasonably practicable for the landlord to have removed the hazard.
This penalty can be served in addition to other enforcement action, such as an improvement notice.
- Civil penalties can be applied per individual hazard, meaning multiple fines may be issued for the same property where more than one serious risk is identified.
- Penalties may be issued immediately, without a prior opportunity to put things right, rather than following a staged or warning-based approach.
Operational impact
Early identification and prompt resolution of Category 1 hazards is essential. Failure to act can result in significant and immediate financial penalties.
Recommended next steps (landlords & agents)
- Review your local authority’s civil penalty policy to understand how Category 1 hazards may be approached, including the likelihood of informal engagement.
- Prioritise inspection findings that could score in the High band (Category 1), and document remedial works and timelines.
- Where an improvement notice is served, plan to remove or minimise the hazard(s) within the stated timeframe, generally 28 days.
Looking ahead: Keep records current and address higher-risk defects early to reduce enforcement risk and protect occupants.
We hope this overview provides a clearer understanding of the latest HHSRS inspection and enforcement requirements.