Understanding your obligations under the new HHSRS standards
The Housing Health and Safety Rating System was updated on 23 June 2026, and Wandsworth landlords should understand what has changed. The number of assessed hazards has been reduced from 29 to 21, the old A to J bands have been replaced with clearer High, Medium and Low ratings, and the harm categories have been renamed Extreme, Severe, Serious and Moderate.
The reassuring point is that the underlying expectation has not changed: rented homes must be safe, healthy and properly maintained. A property that was well managed before the update should not suddenly become non-compliant because of the new wording. What has changed is how councils describe, score and communicate risk, so landlords need clearer inspection records and faster action when hazards appear.
HHSRS has applied since 2006 under the Housing Act 2004. It is a risk-based system used by councils to assess hazards in homes. For Wandsworth landlords, this update sits alongside wider tenant protection reforms, including the changes covered in our guide to what the Renters' Rights Act means for Wandsworth landlords.
What actually changed?
The update simplifies the system rather than replacing it. Local authorities still assess whether a hazard presents a serious risk to occupiers or visitors. High hazards broadly correspond to the old Category 1 level, where councils must take enforcement action. Medium and Low hazards sit within the former Category 2 range, where councils have enforcement powers.
| Feature | Before 23 June 2026 | From 23 June 2026 |
|---|---|---|
| Number of hazards | 29 | 21 |
| Rating bands | A to J | High, Medium, Low |
| Serious hazard level | Category 1, score 1,000 or above | High |
| Lower hazard level | Category 2 | Medium or Low |
| Harm classes | I to IV | Extreme, Severe, Serious, Moderate |
| Fire hazard | Fire risk | Fire, fumes, explosions and related collapse risk |
The 21 hazards are grouped under broader headings covering physiological, psychological, infection and accident risks. The updated government guidance also includes more detailed fire and explosion guidance.
What it means for your Wandsworth rental
For responsible landlords, this should not be a fresh burden. If you already inspect regularly, deal with repairs quickly and keep safety paperwork up to date, you are on the right path.
The risk is enforcement. Councils can act where hazards are found, and the revised system is designed to make inspections clearer and more consistent. Damp and mould, excess cold, fire safety, falls, electrical hazards and poor sanitation are all issues that need prompt attention.
Keeping the property in good order also protects your income. Our guide to maximising rental income on a Wandsworth property explains why well-maintained homes tend to let faster, attract better applicants and hold value.
There is also a local licensing angle. Wandsworth introduced selective and additional licensing from 1 July 2025, with further selective licensing in East Putney, West Putney and Northcote from April 2026. In these wards, compliance can be checked through licensing activity as well as tenant complaints. The National Residential Landlords Association has published useful technical guidance for landlords who want more detail.
For wider market context, our guides to Wandsworth as a long-term investment market and the rental yields Wandsworth landlords are actually earning are worth reading alongside your compliance review.
What to do now
Start with a simple documented routine. Replace any old inspection checklist that still refers only to the 29 hazards or A to J bands. Walk each property against the updated 21 hazards, with extra attention on damp and mould, heating, ventilation, fire safety, electrics, stairs, windows and external areas.
Keep dated photos, repair notes, contractor invoices and safety certificates together. If a problem could be High risk, treat it as urgent. Confirm gas safety, electrical safety, smoke alarms, carbon monoxide alarms and EPC paperwork are current.
Energy and condition often overlap, so reviewing your buy-to-let's move to EPC C at the same time is sensible. If the growing admin has you weighing options, you can browse current properties for sale in Wandsworth, register as a buyer, or compare demand across Wandsworth, Clapham and Battersea. Commercial landlords should also keep condition under review, whether they hold commercial property to let or are considering commercial premises for sale.
Frequently asked questions
What does HHSRS stand for?
HHSRS stands for Housing Health and Safety Rating System. It is the risk-based method councils use to assess hazards in homes.
Do landlords have to carry out an HHSRS assessment?
The formal HHSRS assessment is carried out by the council. Landlords should still self-check regularly so serious hazards are spotted and fixed before enforcement becomes likely.
What happens if a High hazard is found?
A High hazard is the equivalent of the old Category 1 level. The council must take enforcement action, which can include notices, works in default and civil penalties.
If you would rather not manage inspections and compliance yourself, our full management service handles it for you at 13% of rent, with no VAT added. Speak to Lets Find A Home for a straightforward review of where your property stands under the updated standards.
Click here to schedule an appointment with Matt, founder of Lets Find A Home