On 23 June 2026, the Housing Health and Safety Rating System (HHSRS) changed for the first time in twenty years. It has had far less coverage than the Renters' Rights Act, but the changes are significant for landlords, and ignoring it could lead to enforcement action and substantial financial penalty.
Herewe have broken down what has changed, why it matters and what you should do about it.
1. Fewer hazard categories, but no less scrutiny
The number of HHSRS hazards has dropped from 29 to 21, consolidated under four broad headings. Eight former categories have been merged into related groupings.
Simplified though this is, it means that councils are still assessing the same risks, just through a consolidated lens. Inspectors are still assessing the same underlying risks the system has just been simplified.
2. A simpler scoring system
The old ten-band system (A to J) has been replaced with three tiers: Low, Medium, and High.
High means a score of 1,000+ (equivalent to the old Category 1 hazard),
Medium is 100–999, and
Low is anything below 100.
The threshold for serious enforcement action hasn't moved – only the language describing it, making it easier for landlords and tenants to understand exactly what a report means.
3. Plain-English harm categories
Classes I to IV have been replaced with Extreme, Severe, Serious, and Moderate.
Again, this is about clarity, not about introducing new criteria.
Clearer language means landlords are more likely to act, and councils will find it easier to justify enforcement decisions.
4. Baseline indicators are now in play
This is the most significant practical change. Published baseline indicators can now be used to make an initial assessment of whether a property contains a serious hazard. If a property fails to meet a baseline indicator, a hazard is deemed to exist. The assessor must then determine severity, but what this means is that the initial threshold for triggering action is now much more clearly defined.
5. New civil penalties
From 23 June 2026, councils can issue penalties of up to £7,000 per offence wherelandlords fail to take reasonably practicable steps to remove a Category 1 hazard. This sits alongside existing powers such as improvement notices, prohibition orders, hazard awareness notices, and emergency remedial action, which all remain available.
The government estimates around 10% of private rented homes currently have at least one Category 1 hazard. With baseline indicators now formalising what counts as a hazard, and financial penalties attached, the margin for landlords to be unaware or unprepared has narrowed considerably.
This also isn't a standalone change. It lays the groundwork for the Decent Homes Standard to extend to the private rented sector, and the rollout of Awaab's Law.
At West–The Property Consultancy we have already updated the way we conduct periodic inspections to take account of the changes that have been brought in.
Our routine inspections now include a thorough check against the HHSRS checklistenabling us to identify any potential issues early and recommend any remedial works before they become enforcement matters.
It’s a simple but important change, to stay ahead of legislation and to make sure the landlords we work with are protected.
If you own a rental property but are not a current client of ours at WEST-The Property Consultancy, you may be concerned about these changes, what they mean and whether you should take any action. Here is a quick, practical checklist of what you should do next:
Please feel free to contact us if you have any questions or concerns about this change and how it affects you and your property.
For full guidance, see this link to the government website which documents the change in legislation: Housing Health and Safety Rating System (HHSRS): Landlord and agent guide - GOV.UK
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What is HHSRS?
The Housing Health and Safety Rating System (HHSRS) is the legal framework local councils use to assess whether a rental property contains hazards that could affect the health or safety of the people living there. It covers issues ranging from damp and mould to electrical safety, fire risks and excess cold.
Do the HHSRS changes apply to existing landlords?
Yes. The updated HHSRS applies to all private rented properties, not just newly let homes. If you already own rental properties in Oxford, it's worth reviewing them to ensure they meet the revised standards and don't contain hazards that could trigger enforcement action.
Can landlords be fined under the new rules?
Yes. From 23 June 2026, local authorities can issue civil penalties of up to £7,000 where landlords fail to take reasonably practicable steps to remove a serious (Category 1) hazard. Councils also retain a range of other enforcement powers where necessary.
Do I need a new inspection?
There is no legal requirement to arrange a new inspection simply because the rules have changed. However, it is sensible to review your property against the updated HHSRS guidance. At West–The Property Consultancy, we've already updated our routine property inspections to reflect the new standards, helping landlords identify potential issues before they become costly problems.
