Private landlords in England face important changes to how housing hazards are assessed and enforced. From 23 June 2026, councils gain the power to issue civil penalties of up to £7,000 where a Category 1 hazard is identified in a private rented property. Introduction of a revised Housing Health and Safety Rating System,(HHSRS) marks the first major overhaul of the framework in 20 years.
The HHSRS is the risk assessment tool councils use when inspecting homes, assessing hazards and deciding whether enforcement action should be taken. It applies across residential housing, including privately rented homes, social housing and owner-occupied homes. If a council identifies a Category 1 hazard, it has a duty to act. If it identifies a Category 2 hazard, it has discretion to act.
The changes do not alter the minimum property standard. Homes must still be safe, and hazards must still be identified and managed. However, the reforms change how hazards are described, scored and categorised when councils inspect properties. This makes clear records of checks, reports and repairs increasingly important for landlords and letting agents.
New Assessment Methodology
Under the previous system, properties were assessed against 29 hazard categories and scored using bands from A to J. The system was often seen as complex and difficult for landlords, tenants and housing providers to understand. It could also lead to inconsistent outcomes between different assessors and local authorities.
The revised system reduces the number of prescribed hazards from 29 to 21 by combining some existing hazards into broader categories. These include:
- Hazards linked to falls
- Fire and explosions
- Indoor air pollutants
- Damp and mould
- Excess cold
- Domestic hygiene
- Pests
- Food safety
- Electrical hazards
- Structural collapse.
The previous A to J hazard bands are replaced by three bands: High, Medium and Low. A High hazard will broadly replace the previous Category 1 bands and will automatically trigger a council’s duty to take enforcement action. Medium and Low hazards will sit within Category 2. The four classes of harm are also renamed from Classes I to IV to Extreme, Severe, Serious and Moderate.
The definition of a fire hazard has also been expanded. It will cover risks linked to uncontrolled fire and associated smoke and fumes, explosions, and the collapse of a building, or part of a building, because of fire or explosion. This is particularly relevant where landlords own flats or houses in multiple occupation.
Although the structure of the assessment has changed, the main hazards landlords need to manage remain familiar. Damp and mould, excess cold, fire risks, electrical defects and falls are all areas that can lead to serious enforcement consequences. Damp and mould should be investigated rather than dismissed as lifestyle related. Potential causes include structural defects, leaks, blocked gutters, poor ventilation, inadequate heating and defective insulation.
Fines of up to £7,000
The new £7,000 civil penalty applies where a Category 1, or High, hazard is identified in a private rented property. This penalty is in addition to existing enforcement options, including improvement notices, prohibition orders, hazard awareness notices, emergency remedial action and cost recovery. Councils can also impose penalties for each separate Category 1 hazard, meaning more than one penalty may be issued.
To impose a penalty, a council must be satisfied “on the balance of probabilities” that the hazard exists and that the landlord should have removed it. Landlords who can demonstrate prompt action following a tenant report may be in a stronger position. Landlords also have a right of appeal against a penalty.
The reforms also sit alongside the expected future introduction of Awaab’s Law to the private rented sector. This is described as a regime of legally binding deadlines for repairs and is already operating in social housing. The HHSRS changes and new penalties are therefore part of a wider move towards faster remediation and stronger enforcement.
Landlords should use the change as an opportunity to review their properties and procedures. A practical starting point is to assess each property against the 21 HHSRS hazard categories, identify any serious risks, and address them without waiting for a tenant complaint. Repair and maintenance records should be kept for each property, including tenant reports, invoices, risk assessments and correspondence.
The simplified HHSRS should make the assessment process easier to understand, but the consequences of failing to act remain significant. Landlords who maintain safe properties, keep clear records and respond promptly to repair issues will be better placed under the revised enforcement framework.