Quick answer: The Housing Health and Safety Rating System (HHSRS) underwent its most significant overhaul since 2006, coming into force on 23 June 2026. The number of hazard categories reduced from 29 to 21, with biocides now formally classified under a new Indoor Air Pollutants category alongside carbon monoxide and volatile organic compounds. The scoring system has been simplified from ten bands (A–J) to three: High, Medium and Low. Civil penalties of up to £7,000 now apply for Category 1 hazards. The changes are directly connected to Awaab's Law — Phase 2 confirmed for November 2026 and Phase 3 expected 2027 will bring virtually all HHSRS hazards within statutory response timeframes.
The Housing Health and Safety Rating System (England) (Amendment) Regulations 2026 came into force on 23 June 2026, representing the first major revision to the HHSRS framework since it was introduced under the Housing Act 2004. For social housing landlords, local authorities, maintenance contractors and facilities teams, the changes affect how housing hazards are assessed, scored, communicated and enforced.
The overhaul does not create new minimum standards — the underlying health and safety obligations remain the same. What changes is how hazards are categorised, how assessments are scored, and crucially, how enforcement is applied. The direction of travel is clear: regulatory expectations on landlords regarding property conditions are increasing, and the supply chain delivering maintenance and remediation work needs to keep pace.
What changed on 23 June 2026
Hazard categories reduced from 29 to 21
The 29 prescribed hazard categories under the previous system have been consolidated into 21. The key combinations relevant to cleaning and maintenance contractors are:
- Indoor Air Pollutants — Uncombusted Fuel Gas, Biocides, Carbon Monoxide and Fuel Combustion Products, and Volatile Organic Compounds are now assessed as a single hazard category. Biocides used in mould removal are now formally an assessed housing hazard category, not just a COSHH compliance issue.
- Domestic Hygiene — Food Safety, Domestic Hygiene, Pests and Refuse, and Personal Hygiene, Sanitation and Drainage have been combined.
- Fire and Explosions — previously two separate categories, now combined, with supplementary guidance reflecting the heightened focus on fire safety following Grenfell.
- Falls on the Level — Falls on Level Surfaces and Falls Associated with Baths have been combined.
- Collisions, Entrapment and Ergonomics — Collision and Entrapment and Position and Operability of Amenities have been combined.
Scoring system simplified — three bands replace ten
Under the previous HHSRS, hazard scores were classified into ten bands (A through J). The revised system replaces this with three plain-English bands supported by traffic light colour coding:
- High — Category 1 hazards, scoring 1,000 or above. These trigger a statutory duty for the local authority to act.
- Medium — Category 2 hazards scoring 100 to 999. Enforcement remains discretionary.
- Low — Category 2 hazards scoring under 100.
The Category 1 / Category 2 threshold remains at 1,000. High equals Category 1. Medium and Low replace the previous D through J bands.
Baseline indicators introduced
A new concept of baseline indicators has been introduced — a non-exhaustive list of proportionate building measures designed to protect the health, safety and wellbeing of occupiers. They are not mandatory requirements, but a failure to meet a baseline indicator is treated as a deficiency in the assessment process.
Harm outcome classes renamed
The previous Class I–IV harm outcomes have been renamed to Extreme, Severe, Serious and Moderate. The underlying definitions remain the same — the change makes severity more intuitive to non-specialists reading assessment reports.
Civil penalties — up to £7,000 for Category 1 hazards
The Renters' Rights Act 2025 inserted a new provision into the Housing Act 2004 allowing local authorities to impose civil penalties of up to £7,000 for Category 1 hazards in qualifying residential premises. The penalty is imposed on the responsible person where it would have been reasonably practicable for them to secure the removal of the hazard.
Additionally, the Renters' Rights Act 2025 removed the requirement for local authorities to give 24 hours' notice before entry for inspection — specifically to prevent landlords from concealing hazards ahead of inspections.
What biocides as Indoor Air Pollutants means for contractors
The reclassification of biocides into the Indoor Air Pollutants hazard category has direct practical consequences for contractors using biocidal products for mould remediation. A local authority assessor can now assess incorrect biocide use — or biocide residues contributing to indoor air quality issues — as part of the Indoor Air Pollutants hazard. A High score triggers the local authority's statutory duty to act.
This connects to the requirements under GB CLP Regulations and the Biocidal Products Regulation. Biocidal products cannot legally be labelled as 'safe', 'non-toxic' or 'harmless'. COSHH requires employers to consider whether mould can be removed mechanically before introducing a hazardous biocide into an occupied property. From 15 August 2026, updated GB CLP classifications come into force. See: Biocide labelling compliance — why non-toxic claims are non-compliant →
Connection to Awaab's Law — Phases 2 and 3
Phase 1 (in force October 2025) covers damp and mould — investigation within 14 days, emergency repairs within 24 hours, emergency remediation within 7 days.
Phase 2 (confirmed November 2026) extends the statutory timeframes to a wider range of HHSRS hazards. The June 2026 HHSRS overhaul is the foundation Phase 2 builds on — the simplified 21-hazard structure and new baseline indicators will underpin how Phase 2 hazards are assessed and evidenced.
Phase 3 (expected 2027) will extend requirements to virtually all remaining HHSRS hazards, with the exception of overcrowding. By 2027 the statutory timeframe framework will cover the full range of housing hazards under the revised system.
Full Awaab's Law guidance — what Phases 1, 2 and 3 mean for maintenance contractors →
What contractors and housing teams should do now
- Familiarise with the 21 revised hazard categories — particularly the new Indoor Air Pollutants category and how biocidal products used in remediation work now fall within the HHSRS assessment framework.
- Review biocide COSHH assessments before 15 August 2026 — any assessment relying on 'non-toxic' marketing claims must be updated.
- Prepare documentation systems for Phase 2 — confirmed November 2026. Statutory response timeframes will shortly apply to a wider range of hazards.
- Consider the civil penalty exposure — up to £7,000 per Category 1 hazard, with local authorities able to inspect without prior notice.
Related guidance
Awaab's Law — full guidance including Phase 2 and Phase 3 →
Awaab's Law: what it means for social housing maintenance contractors →
Biocide labelling compliance — why non-toxic claims are non-compliant →
Chemical hazard reclassification August 2026 →
COSHH Regulations 2002 →
Social housing hub →
H-Class extraction — mould remediation standard →
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