- Project plans
- Project activities
- Legislation and standards
- Industry context
Last edited 24 Nov 2020
Housing health and safety rating system
The Housing Health and Safety Rating System (HHSRS) was introduced in England and Wales by the Housing Act 2004. It replaced the pass or fail Housing Fitness Standard in April 2006 because of concerns that it did not properly distinguish between defects and health and safety hazards.
The HHSRS is a risk-based assessment system used by environmental health officers (EHOs) to assess the likelihood and severity of 29 categories of potential health and safety hazards in residential housing (including fire). It can be used in private or social rented housing as well as owner-occupied housing, and is intended to help local authorities identify and protect against potential risks to health and safety resulting from deficiencies in dwellings.
An HHSRS score is calculated following an inspection (as prescribed by the Housing Health and Safety Rating System (England) Regulations 2005), and the government has issued statutory Enforcement Guidance explaining the actions local authorities can take and the factors they should consider when deciding which action is the most appropriate.
If the EHO finds a serious hazard (one scoring A – C, called a Category 1 hazard in the Act) the local authority is under a duty to take action. If an EHO finds a less serious hazard (one scoring D – J, called a Category 2 hazard in the Act) the local authority only need take action if they think it is necessary. Enforcement is intended to make the property safer for occupants and potential future occupants and may include the local authority carrying out any necessary remedial work themselves and reclaiming the costs if necessary.
There has been some criticism that since the introduction of the HHSRS there have been no minimum property standards for rented housing in England, and have been failed attempts to introduce new legislation to require that residential rented accommodation is maintained in a state fit for human habitation.
 Find out more
 Related articles on Designing Buildings Wiki.
- Housing Act 2004.
- Housing Design SPG.
- Affordable housing.
- Changing lifestyles.
- Draft London Housing Strategy.
- Housing standards review.
- Inclusive design.
 External references
- Housing Act 2004.
- Housing Health and Safety Rating System (England) Regulations 2005.
- Housing Health and Safety Rating System Enforcement Guidelines, Part 1: Housing Conditions.
- Housing health and safety rating system: guidance for landlords and property-related professionals.
- Homes (Fitness for Human Habitation) Bill.
- Library briefing paper 7328: Housing fitness in the private rented sector.
Featured articles and news
Reviewing trends and projections.
Legislation will establish initiatives to move towards net zero.
How to document contractor employment status.
Tech tools to help manage people and space post-pandemic.
A style that ranges from mock Tudor to arts and crafts to the 'Wrenaissance'.
Free guide from Secured by Design.
BREEAM strategy for sustainability and the circular economy.
Free tool to improve the construction programming process.
Are buildings doing what they're supposed to be doing?
Cities with quick access to everything by foot or bike.
The pressures and pinch points of global destinations.
Making the case for a sustainable future.
Retrofit professionals now entitled to enter CIOB programme.
How, where, when and why stereotypes happen.