Posted: 16th February 2026
Protecting Your Tenants: A Landlord’s Guide to HHSRS and Safety Compliance
Providing safe, secure accommodation is one of the most important responsibilities a landlord holds. Beyond being a legal obligation, maintaining high safety standards builds tenant trust, reduces void periods, protects your investment, and limits the risk of enforcement action.
In England and Wales, property safety in the private rented sector is assessed under the Housing Health and Safety Rating System (HHSRS). Understanding how this framework operates — and managing risk proactively — is essential to remaining compliant and safeguarding your tenants.
Understanding HHSRS
The Housing Health and Safety Rating System (HHSRS) is the statutory risk assessment tool used by local authorities to evaluate potential hazards in residential properties. Rather than applying a simple pass-or-fail checklist, HHSRS considers:
- The likelihood of a hazard occurring
- The probable severity of harm
- The vulnerability of potential occupants
- The overall risk rating
There are 29 hazards covered under the system. If a Category 1 hazard is identified, the local authority has a duty to take enforcement action. For Category 2 hazards, they retain discretionary powers.
For landlords, compliance is not merely about meeting minimum standards — it is about identifying and mitigating risk before it escalates into enforcement action, financial penalties, or reputational damage.
Below are four of the most significant hazards commonly encountered in rented homes.
1. Falls
Falls represent one of the highest-risk categories under HHSRS and frequently result in serious injury.
Contributing factors typically include:
- Uneven or damaged flooring
- Loose carpets or floor coverings
- Poor lighting in hallways and staircases
- Unsafe or steep stairs
- Missing or insecure handrails
- Unprotected changes in height
These hazards can exist throughout a property and may disproportionately affect elderly tenants or young children. Routine inspections, adequate lighting, secure handrails, and prompt repairs are simple but effective steps in reducing risk exposure.
2. Excess Cold
A property that cannot be heated adequately is more than uncomfortable — it can present significant health risks.
Excess cold is commonly associated with:
- Inadequate loft or wall insulation
- Inefficient or outdated heating systems
- Draughts and poor thermal efficiency
- Limited tenant control over heating
Cold indoor temperatures are linked to respiratory illness, cardiovascular issues, and increased vulnerability among older occupants. Under HHSRS, inspectors assess whether a property can maintain safe indoor temperatures during colder months.
Ensuring effective heating provision, modern boiler systems, and appropriate insulation is central to maintaining compliance and protecting tenant wellbeing.
3. Damp and Mould Growth
Damp and mould are among the most scrutinised hazards in the private rented sector and remain a key enforcement focus for local authorities.
Common causes include:
- Structural defects
- Roof or plumbing leaks
- Rising or penetrating damp
- Poor ventilation
- Insufficient heating
Left unresolved, damp and mould can:
- Damage decorative and structural elements
- Trigger respiratory conditions
- Lead to tenant dissatisfaction and potential complaints
Effective management requires addressing the underlying cause — whether structural repair, improved ventilation, or heating upgrades — rather than simply cleaning visible mould.
4. Fire Risk
Fire safety remains one of the most serious hazards assessed under HHSRS and often overlaps with additional statutory obligations.
Risk factors include:
- Unsafe or overloaded electrical systems
- Inadequate smoke or heat detection
- Poorly maintained fire doors (where required)
- Obstructed escape routes
- Unsafe cooking or heating arrangements
Landlords must ensure fire detection systems are correctly installed, regularly tested, and maintained in accordance with current regulations. Non-compliance can result in severe legal and financial consequences.
Proactive Risk Management Is Essential
These four hazards sit behind most of the serious risks found in rented homes. Identifying and mitigating them early not only protects tenants but also preserves the long-term value of your property and reduces exposure to enforcement action.
However, you do not have to manage these responsibilities alone. With the right professional guidance, you can protect your tenants, safeguard your investment, and feel confident that you are meeting your obligations.
How Milburys Can Help
The team at Milburys can arrange an HHSRS risk assessment on your property, helping you:
- Understand how hazards are identified and scored
- Anticipate what inspectors look for
- Prioritise remedial works based on risk
- Demonstrate due diligence
- Maintain full compliance with housing safety standards
Our 'Association of Residential Lettings Agents' (ARLA) qualified team provides practical, experienced guidance to ensure your property remains safe, compliant, and professionally managed.
Become part of the Milburys family today and gain access to the expert support you need to keep your property safe, compliant, and firmly in control of your rental portfolio.
Call 01454 417336 or email mil_thornburylettings@milburys.co.uk to speak with a member of our team.
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