New HHSRS Rules Explained for South London Landlords

It's Been Quite a Week.

In fact, where to even start? Our Prime Minister resigning, for a start. England football fever reaching crescendos that were dampened pretty quickly on Tuesday night – although, they find their way through to the knockout stages in spite of themselves. Scotland sitting on three points after three games, staring nervously at the group table and hoping the footballing gods are in a generous mood.

Plus heatwaves. Plus earthquakes. Plus, plus, plus…

A barrage of news – indeed, as is so often the case. Some of it distracting. Some of it political. Some of it, sadly, in the case of Venezuela’s earthquake and indeed many other tragic events around the world, coming at very genuine human cost.

But in the middle of it all, something significant did also occur here, on Tuesday 23rd June, impacting the lettings market directly – and if you're a landlord, you'll want to pay attention, because it affects you.

The Housing Health and Safety Rating System (HHSRS) changed on Tuesday. In some ways, it was a few tweaks; in others, it has meant quite significant changes, for the first time in twenty years – and not without potential consequences for landlords.

Here’s what you need to know.

Simpler on the surface. Sharper underneath.

HHSRS hasn't been abolished or replaced. In many ways, and to most people’s eyes, it has been simplified and modernised. The intention, according to the government, hasn’t been to raise the bar for landlords exactly, but to make the system clearer, fairer, and more consistent. In practice, however, these changes bring with them some very sharp teeth that weren't quite there before.

Here are the key things you need to know:

1. Fewer hazards – but don't be fooled into thinking there's less to worry about

The number of hazards under HHSRS has been reduced from 29 to 21, consolidated under four broad headings. That doesn’t mean there are fewer hazards you need to worry about, though, in practice. Eight of the old categories have been merged into related groupings.

On paper, this does look a lot like simplification – and overall, we have to say that it is. But councils aren’t looking at fewer things. They're looking for the same risks through a slightly different lens.

2. The scoring system has been overhauled

The old ten-band scoring system (A through to J) has been replaced with a simplified three-tier structure: Low, Medium, and High. High means a score of 1,000 or above – the equivalent of the old Category 1 hazard. Medium covers scores between 100 and 999, and Low is anything below 100.

The threshold for when the most serious action kicks in hasn't actually changed, but the language itself has become far more accessible – which means tenants will find it easier to understand too.

3. ‘Harm’ categories now given plain-English names

The old harm classes (Classes I to IV) have been replaced with descriptive categories: extreme, severe, serious, and moderate.

Again, the aim is clarity; and it is clarity designed to cut more than one way. Council officers should find it easier to explain a concern, and tenants should find it more straightforward to understand what they've been told about the home they live in.

4. Baseline indicators are in play

One of the most significant practical changes is the introduction of ‘baseline indicators’. Published baselines can now be used to make an initial assessment of whether a property contains serious hazards. These aren't aspirational guidelines. They're reference points that inform whether a hazard exists; if it fails to meet a baseline indicator, it means a hazard is there. It is then for the assessor to determine the severity of that risk, which in turn means determining whether a council has a duty to act.

5. New financial penalties

From 23 June 2026, local authorities can issue civil penalties of up to £7,000 to landlords who fail to take reasonably practicable steps to remove a Category 1 hazard. This is in addition to existing enforcement powers; improvement notices, prohibition orders, hazard awareness notices, and emergency remedial action are all still available to councils.

With the Renters' Rights Act sitting in the background, the government has estimated that around 10% of private rented homes have at least one Category 1 hazard – so the exposure is wider than many landlords might otherwise assume.

The Bigger Picture

The updated HHSRS will play a key role in the forthcoming Decent Homes Standard, expected to apply to the private rented sector by 2035. These changes also prepare the ground for the rolling out of Awaab's Law to the private rented sector. This will introduce legally binding deadlines for repairs.

How Your Home Managed has Made it Easy to Deal With HHSRS Changes

It’s a lot to absorb – especially when there's so much else in the news distracting the nation, unfolding in real time.

This is exactly why we've pulled it all together in a straightforward PDF guide, covering everything you need to know about the HHSRS changes and what they mean for your property.

You can find it on our website – just follow the link here – or if you would prefer, please simply email us at info@yourhomemanaged.com. We'll send a copy straight to your inbox.

Follow our social media channels for more regular property market advice:

Facebook here

Instagram here

LinkedIn here