Inventory Bee | Your Property Inventory Specialists

Introduced under the Housing Act 2004, the HHSRS is the official risk‑assessment framework used by local authorities to identify health and safety hazards in residential properties. It evaluates risks to occupiers and visitors, categorises them by severity, and directs enforcement action where needed. It applies to all housing - private rented, social and owner‑occupied - and underpins the Decent Homes Standard.

• Fewer, clearer hazard categories: Reduced from 29 to 21 hazards. Overlapping categories have been merged - for example, carbon monoxide, nitrogen dioxide and volatile organic compounds now sit under Indoor Air Pollutants; sanitation, waste and pest risks combine as Domestic Hygiene. Note: this does not mean fewer risks are assessed - it means greater consistency in how they are recorded.
• Simplified scoring bands: The old A–J lettered scale is replaced with three straightforward bands: High (1,000+ score - Category 1), Medium (100–999 - Category 2), and Low (under 100). Any inspection started before 22 June 2026 is assessed under the old system.
• Updated harm classes: Renamed for clarity - Class I = Extreme, II = Severe, III = Serious, IV = Moderate. No change to the underlying thresholds, just plainer language.
• Fire & Explosions expanded: The prescribed fire hazard definition now explicitly covers uncontrolled fire/smoke, explosions, and building collapse from fire - giving assessors a broader, more robust framework.
• Baseline indicators introduced: New non‑mandatory but authoritative benchmarks for safe practice across all 21 hazards - designed to help landlords and agents proactively meet standards before an inspection takes place.

• New fixed civil penalty - up to £7,000: Councils can issue this directly for serious (Category 1) hazards without issuing an improvement notice first, effective 22 June 2026.
• Existing powers remain: Failure to comply with an improvement notice can still attract a penalty up to £40,000 (for offences from 1 May 2026) or unlimited fine via magistrates' court.
• Defence of reasonable excuse: Available - but you must demonstrate you took all practicable steps. If access is refused, apply in writing to vary or suspend the notice; do not simply delay.
• Local authority duty: Councils must act on Category 1 hazards; they have discretionary powers for Category 2. Enforcement action may include notices, prohibitions, emergency remedial action, or prosecution.

These regimes are separate but deeply connected - and designed to reinforce each other:

• HHSRS assesses risk against a notional vulnerable occupier; Awaab's Law responds to the actual tenant's experience and needs.
• Phase 2 of Awaab's Law (30 November 2026): Extends legally binding deadlines to further HHSRS hazards — excess cold/heat, falls, structural collapse, fire/explosions, electrical, and hygiene — currently applying to social housing.
• Phase 3 (2027): Will cover nearly all remaining HHSRS hazards. Private rented sector extension is under consultation (closes 18 December 2026).
• You do not need a formal HHSRS assessment to comply with Awaab's Law - but knowing the 21 hazard categories helps you identify issues proactively before they escalate.

• Update your inspection checklists: Align with the 21 revised hazards. Review any historic compliance notes against the new categories - hazards that no longer exist as standalone items may fall under new headings.
• Check high‑risk areas proactively: Damp & mould, ventilation, heating efficiency, electrical safety, fire escape routes, and waste/pest control are all front‑and‑centre under the new framework.
• Document everything: Clear photos, dated reports, and action timelines are your strongest defence. If a council inspector visits, you need to show you've monitored and acted.
• Follow baseline indicators: Use the new published benchmarks as your minimum standard - they are designed to be practical, proportionate, and consistent across England.
• Prepare for PRS Awaab's Law: With consultation underway, start applying HHSRS thinking now - identify risks early, communicate clearly with tenants, and fix confirmed hazards promptly. You'll be ready when the rules extend.

Our inspection framework is built around the updated HHSRS - because we know early detection prevents enforcement action later:

• Aligned with 21 hazard categories: Every room is checked against the full revised framework, not just cosmetic condition.
• Targeted risk logging: Damp, ventilation, heating, electrics, fire safety and hygiene are flagged with precise descriptions and photographic evidence.
• Action‑ready reports: We highlight priority areas so you can address them before they become Category 1 hazards.
• Evidence‑grade records: Dated, timestamped, and structured to stand up to council scrutiny - giving you that all‑important paper trail.
• Future‑proof processes: As Awaab's Law extends into the private rented sector, our reports will already meet the evidence standards required.