| High | 1,000 or more | Category 1 |
| Medium | 100–999 | Category 2 |
| Low | Below 100 | Category 2 |
That’s where the Housing Health and Safety Rating System (HHSRS) comes in.
HHSRS has helped local authorities assess hazards in residential properties. But the original system was often seen as complicated, with 29 hazard categories and a scoring process that wasn’t always easy to explain.
On 23 June 2026, that changed.
The revised framework, often called HHSRS 2.0, aims to make housing safety assessments clearer and more consistent.
So, what has changed, and what does it mean for landlords, letting agents and property professionals?
What is HHSRS 2.0?
HHSRS is the system used to assess health and safety risks in residential properties across England.
Rather than simply checking whether something is broken, it considers the likelihood of someone being harmed and how serious that harm could be.
For example, a poorly ventilated bathroom might seem like a minor maintenance concern. But if persistent condensation leads to mould growth, the potential impact on occupants’ health becomes much more significant.
HHSRS helps assess that risk.
The revised system keeps the same underlying purpose but introduces a simpler way to identify, assess and explain housing hazards.
What’s changed under the new HHSRS rules?
The biggest changes focus on making assessments easier to understand without reducing the importance of property safety.
1. The number of hazards has fallen from 29 to 21
Several related hazards have been grouped together. For example, fire and explosions now sit within one hazard category, while food safety, sanitation, drainage and pest-related concerns are covered under domestic and personal hygiene.
Importantly, this doesn’t mean those risks have disappeared. They are simply organised differently.
2. Hazard ratings are easier to understand
Previously, HHSRS used ten lettered hazard bands, from A to J. The revised system replaces these with three clearer risk levels:
Hazard band Score Classification
High 1,000 or more Category 1
Medium 100–999 Category 2
Low Below 100 Category 2
Category 1 hazards score 1,000 or more and require appropriate action from local authorities. Councils also have powers to act on Category 2 hazards.
3. The language around harm has changed
The previous numerical harm classes have been replaced with more descriptive terms: Extreme, Severe, Serious and Moderate. The assessment also uses four clearer likelihood descriptions.
These changes make it easier to explain why a particular hazard has received its rating.
4. New baseline indicators provide clearer guidance
HHSRS 2.0 introduces baseline indicators describing conditions generally expected in a safe and healthy home. These cover areas such as heating, ventilation, electrical safety, stairs and fire protection. They help identify potential deficiencies, but are not mandatory standards in their own right. Meeting them also does not guarantee that a property is free from hazards.
They’re useful reference points, although meeting them doesn’t automatically mean a property is hazard-free.
5. New case studies explain how hazards are assessed
The revised framework includes illustrated case studies showing how assessors consider the likelihood and severity of harm, calculate hazard scores and identify possible improvements. These provide practical examples to support more consistent assessments and help property professionals understand how everyday defects can translate into housing safety risks.
The revised system makes one thing particularly clear: identifying a problem is only part of managing the risk.
Imagine an inventory clerk notices mould around a bedroom window during a routine inspection.
A photograph records what the mould looks like. But it doesn’t explain how long the issue has existed, whether the room is adequately heated or ventilated, or whether previous repairs have been attempted.
Those details can make a real difference.
For landlords and letting agents, good inspection records help establish what was found, when it was identified and what happened next.
That means fewer gaps in communication, clearer maintenance decisions and better evidence if concerns escalate.
How does HHSRS 2.0 relate to Awaab’s Law?
HHSRS 2.0 and Awaab’s Law are closely connected, but they serve different purposes.
HHSRS provides a framework for assessing housing hazards, considering the potential risk to vulnerable occupants. Awaab’s Law places specific investigation and repair deadlines on social landlords, taking account of the circumstances of the tenants actually living in the property.
Awaab’s Law has applied to emergency hazards and significant damp and mould hazards in social housing since 27 October 2025.
From 30 November 2026, subject to parliamentary approval, its requirements are due to expand to further significant hazards, including excess cold, excess heat, falls, fire and explosions, electrical hazards, domestic hygiene and structural collapse.
These statutory deadlines currently apply to social housing providers. The government is also consulting on extending Awaab’s Law to private rented properties.
For landlords and letting agents, the practical message is clear: potentially serious hazards need to be recognised, recorded and escalated promptly.
A completed HHSRS assessment is not required before a social landlord acts under Awaab’s Law. Urgent safety concerns should never be left unresolved while waiting for a formal hazard score.
Making property inspections more useful
With the revised framework in place, routine property visits offer an opportunity to spot potential problems before they become more serious.
For inventory clerks, property managers and letting agents, the practical starting point is straightforward:
- Record exactly where the issue was found.
- Capture clear, dated photographs.
- Note relevant conditions and tenant concerns.
- Report and escalate potential hazards promptly
- Keep a record of any action taken.
Inventory clerks and property inspectors are not expected to calculate HHSRS scores during routine inspections. Their role is to recognise potential concerns, record them accurately and ensure they are communicated promptly. This evidence can support subsequent assessments, maintenance decisions and appropriate action.
Supporting better housing safety decisions
As the industry adapts to HHSRS 2.0, having a consistent inspection process will become increasingly valuable.
Inventory Base helps property professionals capture inspection findings, photographs and supporting evidence in structured reports, making it easier to maintain clear records and communicate potential concerns.
Whether you’re reviewing your current inspection process or preparing for future requirements, understanding the revised framework is a useful first step.
The goal isn’t simply to complete another assessment. It’s to recognise risks earlier, explain decisions clearly and help keep homes safe.
Visit hhsrs.com for more information.