Guidance

Tenant guide to the Housing Health and Safety Rating System (HHSRS)

Published 23 June 2026

Applies to England

This guide provides tenants with an overview of the Housing Act 2004 (Part 1: Housing Conditions).

1. Summary

1.1 This guide was developed specifically for tenants and provides a simple overview of the ‘Housing Health and Safety Rating System’ (HHSRS) and its purpose.

1.2 It also explains the requirements placed on your landlord, the way your property is checked and what happens after is set out in law in the Housing Act 2004. This is one of a range of legal requirements placed on landlords associated with housing conditions.

2. What is the HHSRS?

2.1 The HHSRS is used to assess a property and identify risks in the home that may impact the health, safety and wellbeing of you, your family or your visitors.

2.2 Hazards cannot always be eliminated in the home environment, however the risks posed by them must be minimised as much as possible. The HHSRS aims to achieve a safe and healthy environment for you, your family or any visitors to your home.

2.3 For private tenants and tenants of housing associations, your local council may take enforcement action if your landlord doesn’t carry out repairs or improvements.

3. What should I do if I think my home is unsafe?

3.1 If you have concerns about the repair, maintenance or safety of your rented home, you should contact your landlord or managing agent. Put your concerns in writing. You could provide photos or video footage to help explain the issue. Keep a record of any communications – this helps a lot, especially if concerns are not addressed properly.

3.2 The landlord or agent should respond promptly, acknowledge the issues you have raised and explain what action will be taken. Consider what is being done by your landlord to address the issue and whether it is reasonable. For example, if your boiler has broken and been assessed by an engineer as needing repairs that will take a few days, this is likely to be a reasonable timescale and your landlord should keep you informed of what is happening. However, if your landlord addressed the same issue by stating they would look at your broken boiler in a week, this timeframe would be considered unreasonable.

3.3 If the matter is not resolved to your satisfaction within a reasonable period of time, you can complain to the local council.

3.4. For damp and mould and emergency health and safety hazards, social housing tenants can take action under Awaab’s Law. You can find more information about how to raise an issue this way. If you have raised the issue and your landlord has not taken action, you can make a complaint. You can find more information on how to do this on our Housing hub website.

4. How do I make a complaint to my local council?

Tenants of private landlords or housing associations

4.1 Tenants who think their house or flat is in a seriously dangerous condition can tell their local council. Councils have legal powers that they may be able to use to get repairs done, at no cost to the tenant, and may be able to help protect tenants against being evicted because they’ve complained. Find out how to contact your local council.

4.2 When making a complaint, make sure you include as much detail as possible, and ensure that you are responsive to questions local council officers may ask you. This helps the council to review your complaint, assess the urgency and decide whether to inspect your property. Some local councils will not visit your home when a complaint is received –  if they don’t, this doesn’t mean that they won’t act on your complaint. Some local councils initially deal with complaints via email or telephone. You can visit the website for your local council to learn more about how they deal with complaints about housing conditions.

4.3 In late 2026, private tenants who have already reported a problem to their landlord and who are dissatisfied with the response will be able to make a complaint to the Private Rented Sector Landlord Ombudsman. The Ombudsman will have strong powers to ‘put things right’ for tenants, including being able to compel a landlord to take or cease taking an action, issue an apology or explanation, and award compensation. Local councils will continue to take enforcement action to address regulatory breaches. Complementing this, the Ombudsman will seek to remedy any harm, distress or inconvenience caused because of a landlord’s poor handling of the issue.^{[footnote 1]}

4.4 If rented houses and flats are not ‘fit for human habitation’, all tenants can take their landlords to court under the Homes (Fitness for Human Habitation) Act 2018. The court can make the landlord carry out repairs or put right health and safety problems. The court can also make the landlord pay compensation to the tenant. See the guidance on Homes (Fitness for Human Habitation) Act 2018.

Tenants of their local council or housing associations

4.5 If the local council is your landlord, you should lodge your complaint directly with them as your housing provider. Social housing providers, including local councils, have a responsibility to make sure that they provide decent accommodation for their tenants. This means that your home should be free from Category 1 hazards and be in a reasonable state of repair, meaning that none of the key building components require major repair or replacement.

4.6 The HHSRS forms part of the Decent Homes Standard (DHS); all social housing landlords must ensure their home meets the standard set by the DHS. As well as being free from Category 1 hazards, under the DHS your home should also be in a good state of repair, have reasonably modern facilities, for instance kitchen and bathroom facilities, and have an efficient heating system and suitable insulation in place.

4.7 Tenants of their local council (‘council tenants’ or ‘local authority tenants’) who have already reported a problem to their landlord, and who are dissatisfied with the response, can therefore make a complaint to the Housing Ombudsman.

4.8 If rented houses and flats are not ‘fit for human habitation’, all tenants can take their landlords to court under the Homes (Fitness for Human Habitation) Act 2018. The court can make the landlord carry out repairs or put right health and safety problems. The court can also make the landlord pay compensation to the tenant. See the guidance on Homes (Fitness for Human Habitation) Act 2018.

4.9 For damp and mould and emergency health and safety hazards, council tenants can take action under Awaab’s Law. You can find more information about how to raise an issue this way. If you have raised the issue and your landlord has not taken action, you can make a complaint. You can find more information on how to do this on our Housing hub website.

5. What happens during an inspection?

5.1 Your local council will consider the complaint you have raised and may decide to inspect your property. The local council won’t just look at the issue you’ve complained about, they will consider the entire property so, during the inspection, a local council officer will need to access all areas of your home as well as the garden. They will make notes, take photographs, and perhaps ask you certain questions. If you live in a House in Multiple Occupation (HMO) or a flat, they may need to inspect the communal areas of the property as well.

5.2 Complaints regarding the conditions of your home can also be made by a third party. These may include another service department within the local council, such as social services or a third party such as a visiting contractor. They might also include a neighbour. See the frequently asked question 3 for further information on this.

6. How is my home assessed?

6.1 A local council officer will use the information from their inspection to carry out an assessment using the HHSRS framework.

6.2 When your home is assessed, the officer will consider the entire property and whether any deficiency contributes to any of the 21 types of hazard, which cover all potential risks within a home. They might find concerns that you have not noticed yourself. A simple explanation of each hazard is provided in Appendix 2.

6.3 An officer assesses the likelihood and seriousness of a hazard compared to an average home. For example, the average home has a handrail along the staircase. In the case your home does not have one, the likelihood that someone may fall down the stairs would be higher. If such a staircase is longer than the average, the potential for harm also becomes even higher.

6.4 A score is generated for each hazard being assessed. A Category 1 hazard is declared when the score is found to be 1,000 or more. When the score is less than 1,000, the hazard is classified under Category 2. Category 1 hazards are referred to as “high risk”, while Category 2 hazards are further divided into “moderate risk” and “low risk” hazards.

6.5 The assessment of your home will not usually be based on the specific people living in your home. Instead, it will focus on the ‘vulnerable group’ to a hazard, which refers to the group of individuals who are considered most susceptible to the harm outcomes from the hazard in question; it will not matter if no member of your household is considered to be in a ‘vulnerable group’. For example, someone aged 65 or over is more likely to fall down the stairs. Although this may seem a little strange if everyone in your home is in their 20s, assessing your home with the most vulnerable persons in mind ensures that the space is made safe not just for you, but for all potential occupants or visitors. The only exception to this is the assessment of “overcrowding and lack of living space” which determines whether your home is suitable for your specific household.

6.6 To ensure that everyone understands the various aspects that are necessary for a home to meet acceptable standards, baseline indicators have been introduced to the HHSRS framework. You may refer to a summary version of these in Appendix 3 to understand the reasonable standards that can be expected in your home, although the full HHSRS assessment that is conducted will go into more detail than this.

7. What will the local council do?

7.1 Regardless of the action chosen by the local council, the overall goal of the council is to ensure that homes provide a safe and healthy environment that is free from serious hazards. Ultimately, local councils want landlords to comply with the requirements set by them following an HHSRS assessment and the aim of intervention is to prompt landlords to carry out the required work.

7.2 The local council decides on the most appropriate course of action to either remove the risk or reduce it to an acceptable level.

7.3 Sometimes, the local council may try to informally speak with the landlord regarding the work required. However, if you think this is causing an unreasonable delay in resolving the housing issues (see frequently asked question 7).

7.4 The Housing Act 2004 provides local councils with the power to take formal action to resolve hazards. While local councils are legally obliged to act on Category 1 hazards, Category 2 hazards are only dealt if they feel it is necessary to do so.

7.5 The formal courses of action available to local housing authorities are as follows:

• Serving a Hazard Awareness Notice: This notice makes landlords aware of hazards and how to address them without requiring any action. It is used in cases where the hazard is minor, or the local council is confident that the landlord will act on the required improvements.
• Serving an Improvement Notice: This requires your landlord to carry out specific actions and improvements for your home within a certain period.
• Issuing a Prohibition Order: This prohibits the use of a part or all of your home until specific works are carried out. Such an order may also restrict the number of occupants allowed in the home, or a certain class of occupant, such as an age group particularly vulnerable to the hazard.
• Issuing an Emergency Prohibition Order: This order prohibits the use of a part or all of your home immediately due to the discovery of an immediate risk of serious harm to your health and safety and is carried out only for Category 1 hazards.
• Taking Emergency Remedial Action: Where the local council feels an issue involves an immediate risk of serious harm to your health and safety, they can undertake the works themselves immediately. This course of action can only be carried out by the council for Category 1 hazards.

7.6 Alongside their own enforcement policy, local councils will consider a range of issues when deciding the best course of enforcement action as well as consulting the Housing Health and Safety Rating System inspection and assessment manual, and enforcement manual. The various factors considered include:

• whether the hazard has been assessed as a Category 1 or Category 2 hazard
• the extent of the works needed
• whether the landlord can reasonably and practically undertake the work necessary
• whether the landlord is willing to undertake the work necessary within an agreed time period in co-operation with your local council
• whether you or a member of your household are from the vulnerable group as described in Point 5.4 in section 5
• what you as the tenant and occupant would like to happen

7.7 You will be sent a copy of the notice or order issued, which will detail the assessed hazards and the work necessary to remove or reduce the risk. The local council must also make a formal statement of reasons to justify their course of action. This will be sent out with the notice or order.

8. What will that mean?

8.1 There are several additional consequences that may arise following formal enforcement action against a landlord, these include:

• Works in default: If your landlord fails to undertake the work required as issued in an improvement notice, local councils may carry out the work themselves and charge your landlord accordingly.
• Rent repayment orders: Either you, your representatives or the local council can apply for a tribunal to make a rent repayment order (RRO) in cases where your landlord has committed certain housing offences. A rent repayment order (RRO) is a legal tool that allows you to reclaim rent from your landlord. Local councils only have to consider making an RRO application if housing benefit/universal credit is being paid to assist with rent payment. Outside of this, local councils can assist you with an application but do not have to, so approaches to this will vary between local councils.
• Other consequences: Non-compliance with local council enforcement can lead to other consequences for your landlord, including financial penalties, prosecution and, in extreme cases, a banning order and entry on a rogue landlords database.
• Social housing: The Regulator of Social Housing publishes regulatory judgements for all providers owning 1,000 or more social housing homes. Following an assessment carried out by the RSH they are awarded two separate ratings based on governance and financial viability.  The Housing Ombudsman Service can administer powers such as legally binding orders to landlords to address complaints, make recommendations to landlords, such as providing staff training to help improve the landlord’s services for other residents.
• Homes (Fitness for Human Habitation) Act 2018: If there are HHSRS hazards in your home, you may be able to take your landlord to court and claim compensation. For further information on this, refer to the Guide for tenants: Homes (Fitness for Human Habitation) Act 2018.

9. What are appeals?

9.1 If you disagree with the formal course of action undertaken by the local council, for instance you think the timescale isn’t fair or there is harm caused by the action, you or your landlord may appeal to the First-tier Tribunal (Property Chamber).

9.2 The enforcement process is suspended if and when you or your landlord appeals to this tribunal regarding the course of action the local council has taken.

9.3 When a local council is notified of an appeal, they review the case to ensure that they can successfully counter it. That is why it is important for them to follow the procedures prescribed in the Housing Act 2004; any administrative/procedural errors will mean the tribunal is less likely to find in favour of the local council. For example, if the local council does not serve a notice of entry before their inspection, and they then serve an improvement notice which is appealed, the tribunal is likely to find in the landlord’s favour and cancel the improvement notice.

9.4 The tribunal will review all the case evidence and decide whether they agree with the action the local council has taken. They may hear the case in person or review the case without a hearing. They will issue a written decision. An appeal can be a lengthy process which may take months. Your local council can do a should keep you updated on progress being made.

9.5 Under normal circumstances you should cooperate with your landlord so that they may carry out the necessary work recommended. They need to give you notice to enter your home. If you prevent your landlord from carrying out the work, this may have an impact on the decision of the tribunal.

10. Further reading

• Housing Health and Safety Rating System (HHSRS): Landlord and agent guide
• Housing Health and Safety Rating System (HHSRS): Operating guidance
• Housing Health and Safety Rating System (HHSRS): Enforcement guidance
• Housing Health and Safety Rating System (HHSRS): Case studies
• How to rent a safe home guide

Appendix 1: Frequently asked questions

1. My home is not safe, what can I do?

If you are a private tenant or a tenant of a housing associations and think your house or flat is in a seriously dangerous condition, you can tell your local council. Councils have legal powers that they may be able to use to get repairs done, at no cost to the tenant, and may be able to help protect tenants against being evicted because they’ve complained. Find out how to contact your local council.    

Social housing tenants who have already reported a problem to their landlord, and who are dissatisfied with the response, can make a complaint to the Housing Ombudsman. 

If rented houses and flats are not ‘fit for human habitation’, all tenants can take their landlords to court under the Homes (Fitness for Human Habitation) Act 2018. The court can make the landlord carry out repairs or put right health and safety problems. The court can also make the landlord pay compensation to the tenant. See the Homes (Fitness for Human Habitation) Act 2018 guidance](http://www.gov.uk/government/publications/homes-fitness-for-human-habitation-act-2018).

If you are a social housing tenant and concerned about damp and mould and emergency health and safety hazards, you can consider taking action under Awaab’s Law. You can find more information about how to raise an issue this way. If you have raised the issue and your landlord has not taken action, you can make a complaint. You can find more information on how to do this on our Housing Hub website. In future Awaab’s Law will also apply to the private rented sector.

2. In cases where my home is in a state of disrepair, can I stop paying rent?

You should not withhold rent because of disrepair to your home, as it may place you at risk of eviction.

3. I have changed my mind about involving the local council, what can I do?

If the local council has already inspected your home, conducted an HHSRS assessment and found a Category 1 hazard, they are legally obliged to act and cannot dismiss the case. However, they can consider your wishes in choosing the type of enforcement action and may be able to suspend the requirements until the end of your tenancy.

4. Someone else made a complaint about my home, but I don’t want to involve the local council. What will happen?

In case a third party complains about the disrepair in your home, the local council may still be compelled to act, even against your wishes, where there is likely to be a Category 1 hazard present. However, it is likely that they will only insist on proceeding if they sense that there could be imminent danger, that vulnerable persons in the home are put at risk by your wishes not to act, or when the issue impacts the properties of your neighbours.

If they serve a notice of entry and you do not comply with their request for access, they may apply to the magistrates’ court for a warrant to force entry into your home. This course of action is only likely to be pursued, and a warrant granted, in extreme circumstances.

5. I am concerned about the condition of someone else’s home, what can I do to help?

You may report the issues to the local council. Ideally, you should receive permission from the occupant for this, so that they are aware and willing to engage with the local council process; they will need to allow the local council access to their home to inspect it. If you cannot do this but are concerned for their safety, the local council may still be able to act. They may not be able to update you regarding the progress or outcomes of cases such as this due to issues of data protection.

6. What if I disagree with how my local council has dealt with my complaint?

If the local council has served a notice/order under the Housing Act 2004, you may appeal the notice, although there is a charge for this. If you feel that you are not being dealt with fairly or appropriately, you can submit a complaint to your local council via their formal complaints process, which will typically be detailed on their website. There are also several organisations that can support tenants with difficulties, such as homelessness charities and tenants’ rights groups like Citizens Advice or Shelter.

If the local council complaints process is exhausted and you remain dissatisfied, you can register a complaint with the Local Government and Social Care Ombudsman (LGO). However, you can only do this once you have followed the local council complaints process through to resolution. The LGO process is time-limited; see the website link above for more details.

You also have the option of taking your own action against your landlord under Fitness for Human Habitation legislation as mentioned in section 8.1 above. For further information on this, refer to the Guide for tenants: Homes (Fitness for Human Habitation) Act 2018 on this legislation.

7. What should I do if the local council is my landlord, and where should I lodge my complaint?

If the local council is your landlord, you should lodge your complaint directly with them as your housing provider. Your local council will not be able to take action as the council cannot take enforcement action against themselves. Social housing providers, including local councils, have a responsibility to make sure that they provide decent accommodation for their tenants. This means that your home should be free from Category 1 hazards and be in a reasonable state of repair, meaning that none of the key building components require major repair or replacement.

The HHSRS forms part of the Decent Homes Standard (DHS) , a decency standard which applies to social rented properties. Under the DHS your home should also be in a good state of repair, have reasonably modern facilities, for instance kitchen and bathroom facilities, and have an efficient heating system and suitable insulation in place.

If the local council complaints process is exhausted and you remain dissatisfied, you can register a complaint with the Housing Ombudsman or the Local Government and Social Care Ombudsman (LGO). However, you can only do this once you have followed the local council complaints process through to resolution. These processes are time-limited; see the website links above for more details.

For more information on the regulation of social housing providers and the DHS in England, please refer to Citizens Advice or Shelter.

Appendix 2: The 21 hazards

As discussed in section 6 (How is my home assessed?), the HHSRS comprises 21 types of hazards that are considered to impact the health, safety and wellbeing of occupiers.

These hazards address a range of areas within a home, an overview of which has been provided below. A complete description of these hazards can be found in Part 2 of the Housing Health and Safety Rating System (HHSRS): Operating guidance. There is a further straightforward explanation of these hazards in the Landlord and agent guide.

1. Falls on level surfaces: All forms of tripping and slipping on floors, baths or showers, including surfaces in the garden. These are typically caused by loose carpets or badly designed/damaged surfaces, including those with poor slip resistance.

2. Falls on stairs, steps and slopes: Tripping and slipping where a change of height is involved. This may include falling down the stairs. Steep stairs and non-standard treads and rise may exacerbate such issues, as would a lack of handrail and adequate light.

3. Falls between levels: Falls from one level to another (not involving stairs). This may include instances where you could fall over a banister or out of a window due to the guarding (a rail at the edge of something which prevents people from falling over) being too low or defective.

4. Fire and explosions: This includes all types of fire risks as well as the risk of explosion due to gas appliances or other sources.

5. Flames, hot surfaces, etc.: All potential risks for burns or scalding from naked flames, surfaces or hot liquids/vapours that an occupant may inadvertently come into contact with.

6. Collisions, entrapment and ergonomics: The risk of trapping body parts, colliding with objects and physical strain as a result of poor design and layout of the dwelling, and its fixtures and fittings.

7. Structural collapse and falling elements: The threat of collapse of all or part of a home or structures within the home or garden.

8. Electricity: risk to health from shock and burns resulting from exposure to electricity, including exposure to lightning strikes.

9. Excess cold: The inability to sufficiently heat the property due to the lack of cost-effective heating and/or insulation, and/or presence of drafts.

10. Radiation: Risks posed by radon gas, a geographically limited hazard with particular risk areas.

11. Damp and mould growth: This hazard is often closely linked to excess cold as the likelihood of dampness increases with the lack of heating. Poor ventilation, leaks and gutters can also contribute to this issue. It poses a risk of harm to both mental and physical health.

12. Lead: Primarily related to older lead water pipes and old and damaged paintwork.

13. Chemical and combustion related air pollutants: Includes disrepair to heating appliances and associated flues, and the misuse of chemicals that may lead to inadvertent ingestion by the occupant.

14. Excess heat: A lack of ventilation can cause a property to become overheated, airless and stifling.

15. Asbestos (and manufactured mineral fibres (MMF)): Pollutants, such as asbestos and similar products that are historically used as fire retardants, can cause severe lung damage if disturbed.

16. Domestic and personal hygiene: Considers poor design and layout that leads to pest infestation or increased risk of infection from poor provision for personal hygiene and food preparation.

17. Water supply: Water supplies that are polluted (generally found in rural locations with a private supply) or supplies that are not consistent and plentiful.

18. Crowding and space: Inadequate facilities and all forms of restriction relating to space within a property and small rooms. It is the only hazard that is assessed based on the current occupants.

19. Intruders: All forms of security risk, including the risk and reasonable fear of entry by a trespasser.

20. Noise: Any form of noise exposure from within or outside the property that may cause harm to physical or mental health.

21. Lighting and obstructed views: A lack of natural/artificial light or obstructed view. This may cause an impact on both physical and mental health.

Appendix 3: Baseline indicators

As discussed in section 6 (How is my home assessed?), a set of baseline indicators were introduced as part of the review of HHSRS. These indicators provide a list of measures that ensure the protection of the health, safety and wellbeing of occupiers. While meeting these baseline indicators may not eliminate all risks, they help in addressing common housing deficiencies. These are a series of statements that we would generally expect all homes to meet to be considered free from hazards.

The baseline indicators are designed in such a way that they should be applicable to all properties, but there may be occasional exceptions to this; for example, where a baseline indicator can’t be met due to a lack of listed building consent.

The baseline indicators address a range of areas within a home, an overview of which has been provided below. The complete list of baseline indicators can be found in Appendix 1 of the Housing Health and Safety Rating System (HHSRS): Operating guidance, Part 2. An abridged version of the same can be found in Appendix 1 of the Landlord and agent guide.

1. Structural condition: Every part of the home should be safe to use, stable, in good repair, and free from the release of asbestos fibres.

2. Drainage: There must be adequate provisions for drainage, which must properly discharge and remain free from defects.

3. Plumbing system: The water supply must be potable, continuous, adequately pressured and able to be heated.

4. Sanitary facilities: Bathrooms: Bathrooms should be adequately designed, equipped and ventilated with all services, fixtures and fittings maintained in good working order.

5. Sanitary facilities: Kitchens: Kitchens should be adequately designed, equipped and ventilated with all services, fixtures and fittings maintained in good working order.

6. Clothes drying facilities: A dryer, or space for a dryer, should be provided in the absence of a private garden.

7. Space: Rooms in a house should be of an adequate size, designed and laid out in a safe and usable way. The house should be of sufficient size for the household.

8. Doors: Internal doors should be safely and appropriately constructed, maintained and functional.

9. External space: All external structures within the curtilage of the property should be well-designed and constructed, well-lit, drained, and in good repair.

10. Noise: Internal noise levels of dwellings should not exceed specific limits. New/converted flats should be sound insulated in line with building regulations.

11. Security: All doors and windows should be secure and well-maintained. The exterior (and communal areas, if appropriate) of the house should have adequate lighting.

12. Walking surfaces: Internal and external surfaces, including stairs, should be well-designed and constructed, safe and in sound condition with non-slip surfaces where appropriate. Stairs with 4 or more steps should have a handrail.

13. Guards: Where there are significant changes in level or open fires/flames there must be safe and stable guarding. All windows above the ground floor should have wide-open window restrictors fitted.

14. Lighting and services: All habitable rooms (generally the bedrooms and living areas) should have natural lighting while all areas of the dwelling should have artificial lighting. A sufficient number of appropriately located sockets should be ensured. The electrical and gas installations should be regularly tested and well-maintained.

15. Heating and insulation: A house should have heating that is controllable and can heat the entire dwelling at a reasonable cost. The house should be sufficiently insulated to retain the heat generated.

16. Ventilation: The habitable rooms should have openable windows of adequate size. Mechanical extraction should be well-maintained and vented appropriately.

17. Moisture and contaminant control: Every element of the property, including drainage, should be watertight and weathertight. Rooms should be free from excess levels of observable damp or mould growth, radon and biocides.

18. Pest management: Dwellings should be kept free from pests and potential entry by pests.

19. Fire safety: A house should have safe furnishings and regular gas and electrical testing. A house must have a series of smoke/heat detectors and means of escape from the dwelling – these should be appropriate to the size and layout of the house. It is worth noting that tenants possessions will not be taken into account when deciding if there is a fire safety hazard, unless the issue is due to a lack of storage.

Glossary

Baseline indicators: A list of measures that help ensure the protection of the health, safety and wellbeing of occupiers, by helping to address common housing deficiencies. While landlords are not obliged to meet the baseline indicators, it is likely that a home which fails to provide the measures set out in the indicators will contain a hazard

Breach: Where a landlord fails to observe the legal requirements places on them. For example, breach of property licensing conditions would mean failure to observe the conditions of their property license.

Category 1: The most dangerous level of hazard. When hazards in a dwelling are scored at 1,000 or above, using the HHSRS, they are referred to as Category 1 hazards. Local councils have a duty to take enforcement action if they find a hazard at the Category 1 level.

Category 2: When hazards in a dwelling are scored below 1,000, using the HHSRS, they are referred to as Category 2 hazards. Local councils have the power to take enforcement action if they find a Category 2 hazard.

Deficiencies: Individual properties may have deficiencies. These are aspects of the property which are less than ideal and failing in their function, either because they were poorly designed or constructed or because they have not been maintained adequately.

Disrepair: A general term that is taken to refer to deficiencies caused by inadequate maintenance.

Enforcement action: Formal action that the local council can take. Enforcement actions can range in type, as set out in section 7. Some of these will require a landlord to do something about hazards and deficiencies within your home, others will make them aware of them.

Enforcement policy: A local council policy that sets out their procedures and approach to taking enforcement action, which helps to ensure fairness and consistency between cases.

First-tier Tribunal (property chamber): the relevant tribunal service that handles disputes related to enforcement action taken under the Housing Act 2004.

Harmful occurrence: An accident or incident that happens as a result of a deficiency, causing an adverse physical or mental effect on health, requiring medical attention.

Hazards: Deficiencies give rise to hazards. Some of those hazards are closely associated with one another, and so one deficiency may give rise to several hazards.

Homes (Fitness for Human Habitation) Act 2018: An Act to require that residential rented accommodation is provided and maintained in a state of fitness for human habitation. Where this standard is not met, tenants can take their landlord to court.

Housing Act 2004: the primary legislation that sets out the enforcement powers of local councils in relation to housing conditions and property licensing.

House in Multiple Occupation (HMO): 3 or more tenants forming more than 1 household with sharing of toilet, bathroom or kitchen facilities.

Likelihood: The chances that a harmful occurrence will happen as a result of a deficiency. In the HHSRS we consider likelihood over a 12-month period.

Retaliatory eviction: Eviction proceedings that are started by a landlord because a tenant makes a complaint. (There are protections from these types of evictions under the Deregulation Act 2015)

Risk: The overall risk is the likelihood of a harmful occurrence and the seriousness of that harm. It is represented as a score and band after an assessment using the HHSRS.

Section 8: A notice of eviction served under Section 8 the Housing Act 1988

Seriousness: The level of harm that would be experienced as a result of a harmful occurrence.

Statement of reasons: A statement made by the local council under section 8 of the Housing Act 2004 to accompany any formal enforcement action (such as a notice or an order served), that sets out their reasons for taking that course of action.

Vulnerable group: the group of individuals who are most susceptible to the harm outcomes from the hazard in question.

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1. For more information on when the Private Rented Sector Landlord Ombudsman will come into force, see Implementing the Renters’ Rights Act 2025: Our roadmap for reforming the Private Rented Sector ↩