For landlords and letting agents across England, property compliance has become more important than ever. Since June 2026, local authorities have had new powers to issue financial penalties of up to £7,000 where serious health and safety hazards are identified in privately rented properties and landlords have failed to take reasonably practicable steps to address them.
At the same time, the Government has introduced the first major update to the Housing Health and Safety Rating System (HHSRS) in 20 years, reducing the number of recognised hazard categories from 29 to 21 and introducing an updated assessment and scoring process.
For property professionals, the message is straightforward: overlooked hazards can become significant compliance concerns.
Why Are Landlord Fines Now Making Headlines?
On 22 June 2026, councils gained the power to issue fines of up to £7,000 where a rented property contains a serious Category 1 hazard and the landlord has failed to take practicable steps to resolve it.
The new penalty forms part of a wider effort to strengthen housing enforcement powers. Councils can also use existing measures to make repairs, undertake emergency works and recover associated costs where necessary.
The Government estimates that approximately 10% of private rented homes have at least one health and safety problem classified as serious, highlighting the potential scale of the issue across the rental sector.
Importantly, the £7,000 penalty is not an automatic charge simply because a hazard exists. The new power only relates to the most serious Category 1 hazards where the local authority considers that adequate steps have not been taken to remedy the risk.
For landlords, this makes proactive inspection and accurate property records indispensable.
The HHSRS Has Changed — Have Your Property Checks?
The updated HHSRS came into force on 23 June 2026, replacing the previous 2006 operating and enforcement guidance.
Rather than 29 hazard categories, the revised system contains 21 hazards with several previously separate categories amalgamated because of similarities in their likelihood and potential harm. The Government has also introduced updated scoring terminology, new baseline indicators and a suite of case studies to help assessors understand how the system should be applied.
These changes do not mean that landlords should simply look for 21 individual defects. Instead, the HHSRS takes a broader risk-based approach: an inspection considers the property as a whole and assesses whether deficiencies could contribute to risks to the safety and wellbeing of occupiers and visitors.
That means a hazard that appears minor in isolation could warrant closer attention when considered alongside the property’s condition, design and occupants.
What Are the 21 HHSRS Hazards?
The revised HHSRS covers a broad range of potential risks within residential properties.
The 21 hazards include:
- Falls on the level – slips, trips and falls on floors and other surfaces where there is no significant change in level.
- Falls on stairs, steps and slopes – risks associated with staircases, steps, slopes, handrails, lighting and other related features.
- Falls between levels – falls from balconies, windows, landings or other areas where there is a significant difference in height.
- Fire and explosions – risks associated with fire, smoke, fumes and explosions.
- Flames, hot surfaces, etc. – risks of burns or scalds from hot surfaces, liquids, vapours or controlled flames.
- Collisions, entrapment and ergonomics – risks arising from collisions, trapping, poor design, layout or the operation of fixtures and fittings.
- Structural collapse and falling elements – risks from structural failure or falling parts of a building.
- Electricity – risks associated with electrical installations, equipment and any defects.
- Excess cold – risks resulting from inadequate heating or thermal conditions.
- Radiation – risks associated with exposure to radiation within the home.
- Damp and mould growth – risks associated with dampness, condensation and mould.
- Lead – risks associated with exposure to lead.
- Chemical and combustion-related air pollutants – risks from pollutants generated by combustion, chemicals and other sources.
- Excess heat – risks associated with excessively high temperatures within the property.
- Asbestos and Manufactured Mineral Fibres (MMF) – risks associated with exposure to these materials.
- Domestic and personal hygiene – risks associated with hygiene, sanitation and facilities within the property.
- Water supply – risks associated with the adequacy, quality and safety of the property’s water supply.
- Crowding and space – risks associated with insufficient space within a dwelling.
- Intruders – risks relating to inadequate security and unauthorised entry.
- Noise – risks associated with excessive or inappropriate noise.
- Lighting and obstructed views – risks associated with inadequate lighting or obstructed visibility.
The Government’s updated guidance provides individual hazard profiles for each of these areas, while its new case studies demonstrate how individual hazards can be assessed.
For landlords and agents, this demonstrates why a comprehensive Hazard Awareness Report can be such a useful component of a wider property compliance strategy.
From Damp and Mould to Electrical Hazards: Don’t Wait for a Problem to Escalate
Some property hazards are obvious, but others are easy to overlook.
A loose stair carpet, inadequate lighting, deteriorating electrical fittings, signs of damp, defective guarding around a window or an issue with ventilation may not immediately appear to constitute a major concern. However, the HHSRS is designed to look beyond superficial condition and consider the risk of harm that a deficiency may create. This is particularly relevant as councils now have stronger enforcement tools at their disposal.
These enforcement tools include:
- Legal enforcement notices ranging from necessary improvements; prohibition orders concerning part of, or even an entire property; hazard awareness notices, and in extreme cases, demolition orders.
- Emergency Interventions – councils can exercise their right to remediate or fix (parts of) properties or prohibit the use of certain elements.
- Financial and criminal sanctions – from fines of up to £30,000 to criminal prosecution and Rent Repayment Orders (RRO’s) in which up to 12 months of rent can be remunerated.
- Investigatory powers in order to gather evidence – housing officers may exercise powers of entry.
A landlord who discovers a potential issue through a routine inspection has an opportunity to investigate it, arrange appropriate remedial work and retain evidence of the steps taken.
A landlord who only becomes aware of the issue after a council inspection may have considerably less time to respond.
Proactive Property Inspections Can Make the Difference
The most effective way to manage property hazards is to identify them before they become enforcement problems.
Regular property inspections can help landlords and letting agents to:
- Identify potential health and safety hazards.
- Record the condition of important property features.
- Highlight issues requiring further investigation or remedial work.
- Maintain clearer evidence of property condition.
- Support ongoing landlord compliance.
- Protect tenants and other property occupants.
- Reduce the likelihood of overlooked problems becoming costly.
This is where a professional Hazard Awareness Report can add value.
At VeriSmart, our trained property inspectors are equipped to identify and report potential health and safety hazards observed during property inspections, helping landlords and letting agents understand where attention may be required.
Don’t Wait for a £7,000 Problem
The latest HHSRS changes represent a significant development for the private rented sector. With 21 recognised hazards, updated assessment guidance and stronger enforcement powers, landlords can no longer afford to treat property inspections as a mere afterthought.
Therefore, the best compliance strategy is a proactive one. VeriSmart can assist you to take the initiative no matter your capacity – from landlords to letting agents and property professionals. Our aim is to ensure our clients’ peace of mind by implementing structured pre-emptive approaches to property safety and compliance, providing professional inspection and reporting services designed to identify potential issues before they escalate.
Is your property portfolio ready for the new HHSRS?
Don’t wait for a hazard to become a fine – contact VeriSmart today or visit VeriSmart.co.uk to discover how our professional property inspection and Hazard Awareness services can help you stay informed and compliant.
