Housing Health and Safety Rating System (HHSRS)
The method councils in England use to assess hazards in homes, such as damp, cold, falls and fire, and decide whether to take action against the landlord.
In short: The HHSRS, set up by Part 1 of the Housing Act 2004, is how a council inspector assesses 29 kinds of hazard in a home, from damp and excess cold to falls and fire. Each hazard is scored; a high score is a category 1 hazard, which the council must act on.
Repairs and standardsSafety certificates and the home
England. Checked against the law on 5 October 2026. Information, not legal advice.
How it works:
- A council officer inspects, often after a tenant's complaint.
- Each hazard is judged by how likely it is to cause harm over the next year and how serious that harm would be, giving a score.
- Category 1 hazards (the most serious) oblige the council to act; category 2 hazards allow it to.
- Action can be an improvement notice, a prohibition order, emergency remedial action or a hazard awareness notice.
The Government has said the system will be updated and a new Decent Homes Standard applied to private lets in future.
Read more: Repairs, damp and mould: what the landlord must fix, and how fast
Related: Category 1 hazard, Improvement notice, Decent Homes Standard
Where this comes from
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Related terms
Glossary
EICR codes: C1, C2, C3 and FI
The codes an electrician uses on an EICR: C1 danger present, C2 potentially dangerous, FI further investigation needed, C3 improvement recommended.
Glossary
Category 1 hazard
The most serious level of hazard under the HHSRS. When a council finds one in a home, it must take enforcement action.
Glossary
Awaab's Law
Rules setting fixed times for landlords to investigate and fix damp, mould and other serious hazards. In force for social housing; due to be extended to private lets.
Glossary
Decent Homes Standard
A standard a home must meet: free of serious hazards, in reasonable repair, with reasonably modern facilities and warm. Applies to social housing; planned for private lets.
Glossary
Electrical installation condition report (EICR)
A report by a qualified electrician on the safety of a home's fixed wiring. Every private let in England needs one at least every five years.
Glossary
Energy performance certificate (EPC)
A certificate rating a home's energy efficiency from A (best) to G, valid for ten years. Needed before a home is let or sold, and shown in adverts.