HHSRS has changed and what every private landlord needs to know right now

On 23 June 2026, the Housing Health and Safety Rating System (HHSRS) was significantly reformed under the Renters Rights Act 2025. Most landlords are unaware the changes have happened. That needs to change urgently, because the penalty for a Category 1 hazard has now risen to £7,000 per hazard under section 6A of the Housing Act 2004.

This article explains exactly what has changed, what it means for you, and what you should do about it today.

What is HHSRS and Why Does it Matter?

HHSRS is the framework that local councils use to inspect and assess hazards in privately rented properties. An inspection can be triggered by a tenant complaint, a selective licensing visit, or a routine council check. If a Category 1 hazard is identified, the council is legally required to act. Under the new penalty structure, that action can now include a civil fine of up to £7,000 for each individual hazard found.

For a property with more than one hazard, that figure compounds quickly.

What Has Actually Changed?

The number of hazards has been reduced from 29 to 21. The categories have been restructured and consolidated to better reflect the risks present in modern housing stock. Any checklist or self-assessment template produced before June 2026 is now out of date and should not be relied upon.

The scoring system has been completely replaced. The old A to J banding system has been removed. Risk is now classified simply as High, Medium or Low. This is a much cleaner system and easier for landlords to understand and apply in practice.

Four new harm classes have been introduced. These are Extreme, Severe, Serious and Moderate. They reflect both the likelihood of harm occurring and the seriousness of the outcome for the occupant. Inspectors will now assess hazards against these classes when determining the appropriate enforcement response.

Civil penalties have increased significantly. The £7,000 per hazard figure represents a meaningful increase in financial exposure for landlords who have not kept on top of property standards. This is not a theoretical risk. Councils in selective licensing areas are actively conducting inspections and this new framework will underpin every one of them.

Why Are So Many Landlords Still in the Dark?

The reforms came into force on a specific date but received very little mainstream coverage outside specialist property press. Many landlords manage their properties alongside full-time jobs and rely on their letting agents or existing paperwork to flag compliance issues. In this case, the paperwork itself has changed, and not everyone has been told.

The result is that a significant number of landlords are currently carrying out self-assessments, or presenting documentation to councils and agents, based on a framework that no longer reflects the law.

What Should Landlords Do Right Now?

Step one: check your properties against the 21 current hazards. Key areas to review include damp and mould, excess cold, falls on stairs and level surfaces, fire safety, electrical hazards, and entry by intruders. These remain prominent within the reformed framework.

Step two: carry out and document a proper self-assessment. A written self-assessment will not prevent enforcement action if a serious hazard exists, but it does demonstrate good faith and due diligence. Local authorities do take a more proportionate approach when landlords can show they have actively engaged with their obligations.

Step three: replace any out of date templates immediately. If you are using a checklist downloaded before June 2026, it is built around a framework that has now been superseded. Working from outdated documents creates a false sense of security and provides no meaningful protection in an enforcement situation.

Step four: prioritise anything that would rate as High risk under the new banding. A High rating under the reformed system is the equivalent of what previously attracted mandatory enforcement action. These issues need to be addressed without delay.

A Note on Selective Licensing

If your property sits within a selective licensing area, HHSRS compliance forms part of your licence conditions. Birmingham, Manchester, Liverpool, Salford and several London boroughs all operate active selective licensing schemes covering large numbers of properties. Council officers in these areas will be working to the updated 21-hazard framework from this point forward. Landlords in these areas are particularly exposed if their compliance documentation has not been updated.

The Bottom Line

The reformed HHSRS is not designed to catch good landlords out. It is designed to make the system clearer, more consistent, and easier to apply. Landlords who keep their properties in good condition and document their assessments properly have very little to worry about.

The risk lies in complacency. Using outdated frameworks, failing to carry out documented assessments, or simply not being aware the system has changed are the things that create exposure. Now that you know, the sensible next step is to act on it.

Tony Carlyon

I am a compliance professional based in Birmingham and produce a range of up to date health and safety compliance templates for UK private landlords, including an HHSRS self-assessment template fully updated for the June 2026 reforms. >> https://carlyon6.gumroad.com/