Housing Health and Safety Rating System: a guide for professionals

The Housing Health and Safety Rating System (HHSRS) is the framework councils use to assess housing hazards in residential properties. Understanding how it works helps professionals support tenants more effectively. Here we cover the HHSRS and how it connects to housing disrepair claims.

What is the HHSRS?

The HHSRS was introduced under the Housing Act 2004 and replaced the older Housing Fitness Standard. It provides a risk-based method for assessing 29 categories of hazard in homes. Hazards are rated for their likelihood of causing harm and the likely severity of that harm.

The 29 hazard categories include:

• Damp and mould (Category: Dampness)
• Excess cold (Category: Thermal comfort)
• Excess heat
• Falls, on stairs, on levels, from heights, between levels
• Collision and entrapment hazards
• Electrical hazards
• Fire
• Carbon monoxide
• Lead
• Structural collapse

What are Category 1 and Category 2 hazards?

Category 1 hazard: a hazard scoring high enough under the HHSRS to represent a serious and imminent risk. Councils have a duty to act where a Category 1 hazard is identified.

Category 2 hazard: a hazard scoring lower, still a hazard, but considered less serious. Councils have a power (rather than a duty) to act on Category 2 hazards.

A property with an unaddressed Category 1 hazard does not meet the Decent Homes Standard for social housing.

How does HHSRS connect to housing disrepair claims?

An HHSRS inspection by an environmental health officer (EHO) can produce an improvement notice requiring the landlord to carry out specific works. This:

• Puts the landlord on formal notice of the required repairs
• Creates an official record of the hazard
• Can support a disrepair claim by confirming the nature and severity of the defect

Councils can also carry out emergency remedial action themselves if a landlord fails to comply with a notice, recovering the cost from the landlord.

How can professionals use HHSRS evidence?

If your client is living in a property with identifiable hazards:

1. Request an HHSRS inspection by contacting the local council's environmental health or private sector housing team on the client's behalf (with their consent).
2. Obtain a copy of any inspection report or improvement notice, these documents can be powerful in supporting a disrepair claim or a housing needs assessment.
3. Use the hazard categories when documenting conditions for medical or social care purposes, naming the relevant HHSRS category (e.g. "Category 1 excess cold hazard") gives your evidence professional weight.

What is the relationship between HHSRS and a legal disrepair claim?

HHSRS evidence is supporting evidence, not a substitute for a legal claim. A disrepair claim is brought under Section 11 of the Landlord and Tenant Act 1985 and related legislation. An HHSRS category 1 finding strengthens the claim, but the claim can proceed without it.

When should I refer a client to Support for Tenants?

If your client is living in a property with conditions that may meet the threshold for a housing disrepair claim, a referral to us is appropriate. We assess each case and advise on the best route.

Call us on 0800 030 4669. No upfront cost for your clients; they only pay if we win.

Sources

• Housing Health and Safety Rating System Regulations 2005 (legislation.gov.uk)
• Housing Act 2004 (legislation.gov.uk)
• Landlord and Tenant Act 1985, Section 11 (legislation.gov.uk)

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