HHSRS Guide for Landlords | Coopers Inventory Services

The current HHSRS covers 21 hazards.

The government introduced revised HHSRS guidance in June 2026, replacing the previous guidance dating from 2006. The revised system contains 21 hazard profiles.

The hazards cover a broad range of risks affecting health and safety within the home, including issues associated with:

The important principle is that HHSRS looks at the risk created by the condition of the property, rather than simply whether a particular defect exists.

An HHSRS assessment considers both:

How likely is it that the hazard will cause harm?

and

How serious could that harm be?

An authorised local authority officer can inspect the property, identify deficiencies and use the HHSRS methodology to assess the resulting hazards.

The assessment takes into account the potential effect on occupants, with particular consideration given to groups who may be especially vulnerable to particular hazards.

This means two apparently similar property defects don't necessarily result in identical HHSRS outcomes.

Once assessed and scored, hazards fall into one of two categories.

Category 1 Hazards

These are the most serious hazards.

Under the current HHSRS, a hazard with a score of 1,000 or above is classed as Category 1.

Where a local authority identifies a Category 1 hazard, it has a duty to take appropriate enforcement action.

Category 2 Hazards

A hazard scoring below 1,000 is Category 2.

Local authorities have the power, rather than the same duty, to take enforcement action in relation to Category 2 hazards.

The HHSRS itself isn't simply a checklist that a landlord completes.

It is fundamentally an assessment and enforcement framework used by local authorities.

Depending on the hazard and circumstances, the Housing Act provides authorities with a range of possible responses.

These can include:

The appropriate action depends upon factors including the seriousness and nature of the hazard.

The key point for landlords is therefore not to wait until the council carries out an HHSRS assessment.

Identifying and addressing property problems early is far preferable.

Damp and mould can represent a serious housing hazard and should not simply be dismissed as a cosmetic problem or automatically attributed to tenant behaviour.

Potential causes can include:

Where damp or mould is reported or observed, the underlying cause should be appropriately investigated rather than simply cleaning or painting over the visible symptoms.

Awaab's Law currently places specific time-based requirements on social landlords in England.

Phase 1 came into force on 27 October 2025, covering emergency hazards and significant damp and mould hazards. Phase 2 is due to come into force on 30 November 2026, extending the significant-hazard requirements to additional areas including excess cold and heat, falls, structural collapse, fire, electrical hazards and hygiene-related hazards.

Awaab's Law has not simply become the current HHSRS repair timetable for every private landlord.

The Renters' Rights Act 2025 provides for Awaab's Law to be extended to the private rented sector, but the government says the details and implementation timescales will be subject to further work and consultation.

HHSRS reaches considerably further than damp and mould.

The system considers risks associated with accidents and physical hazards within the home, including falls, fire, electrical hazards and structural problems.

Things such as defective stairs, unsafe surfaces, deterioration, electrical deficiencies or other property defects can therefore become relevant depending on the risk they create.

For landlords and property managers, regular attention to property condition and prompt investigation of reported problems can help identify issues before they become more serious.

Coopers Inventory Services provides professional property reporting at key stages throughout a tenancy, helping landlords, letting agents and property managers maintain a clear record of a property's visible condition.

Mid-Term Property Inspections can be particularly valuable for identifying and documenting visible changes or maintenance concerns during a tenancy, such as damp or mould, leaks, deterioration, damage or other observable property issues.

Detailed written observations and photographic evidence can help landlords and property professionals identify matters that may require further investigation and maintain a record of the property's condition over time.

A Coopers property inspection is not an HHSRS assessment and does not determine whether a Category 1 or Category 2 hazard exists. Formal HHSRS assessments are undertaken by appropriately authorised local authority officers.

A landlord may not be aware of everything happening inside a rental property between the beginning and end of a tenancy.

Tenants may not always report minor problems immediately, while leaks, condensation, deterioration or maintenance issues can develop gradually.

Periodic property inspections can help create opportunities to:

However, an inventory clerk or property inspector should not be expected to diagnose specialist hazards outside their professional remit.

Where a concern is identified, appropriate investigation by the landlord, contractor or relevant specialist may be necessary.

Keeping an Eye on Property Condition