Learning outcomes
By the end of this module you will be able to:
| Code | Outcome |
|---|---|
| LO1, Remember | State what the HHSRS is, its legal basis in the Housing Act 2004, and when it came into force. |
| LO2, Remember | Identify the four categories of hazard, physiological, psychological, infection-related and accident-related, and give one example of each. |
| LO3, Understand | Explain why the HHSRS is a risk-based assessment tool rather than a prescriptive minimum standard. |
| LO4, Understand | Describe the relationship between an HHSRS assessment, the duty to act on Category 1 hazards, and enforcement powers under Part 1 of the Housing Act 2004. |
| LO5, Understand | Explain who carries out HHSRS assessments, in which tenures they apply, and the concept of the vulnerable occupant group. |
| LO6, Apply | Distinguish between a deficiency in a property and a hazard under HHSRS. |
Video lesson · 10 minutes
What is the HHSRS?
The Housing Health and Safety Rating System (HHSRS) is the statutory tool used by local housing authorities in England to assess the health and safety risks arising from conditions in residential properties. It was created under Part 1 of the Housing Act 2004 and came into force in April 2006, replacing the Housing Fitness Standard that had been in use since 1989.
Key distinction: Where the old fitness standard asked “is this property fit for habitation?”, a pass/fail question, the HHSRS asks something more precise: what is the risk of harm to the most vulnerable person who might live in or visit this property? It is a risk assessment methodology, not a minimum standard.
The Evidence Base
The HHSRS was not invented arbitrarily. It was developed through research conducted by Warwick University, the Building Research Establishment (BRE), and the London School of Hygiene and Tropical Medicine. The research analysed a wide range of national data sources:
- The English Housing Survey
- Mortality and hospital episode statistics
- Crime and fire service data
- Home accident surveillance data
This evidence base enabled researchers to link specific housing conditions to specific health outcomes, and use those relationships to create a statistically grounded rating system. The likelihood ratios and harm spread percentages in the system are all derived from epidemiological data, not professional opinion alone.
The Core Principle
Any residential premises should provide a safe and healthy environment for any potential occupant or visitor.
To satisfy this principle, a dwelling should be designed, constructed, and maintained with non-hazardous materials and should be free from both unnecessary and avoidable hazards. This applies regardless of the age, type, or condition of the building.
The Four-Step Process
The HHSRS fits into the housing enforcement workflow in four steps:
- Inspect the dwelling, a thorough inspection of the whole property including all shared areas
- Link deficiencies to hazards, allocate what you found to the relevant hazard profiles
- Score the hazard, using the scoring formula and guidance to produce a numerical rating
- Determine the appropriate action, based on the hazard tier and the authority’s duties and powers
⚠️ Important: The HHSRS is only concerned with deficiencies attributable to the design, construction, and maintenance of the dwelling. Behavioural factors and occupant lifestyle are disregarded.