What is HHSRS?

HHSRS is the system local councils use to assess whether a property is safe and healthy for someone to live in. It applies to rental property in England and has been around since 2006.

It is not simply about whether a property looks tidy. It is about risk.

A council officer looks at the property and considers whether any hazards could affect the health or safety of the people living there. These hazards can include damp and mould, excess cold, electrical risks, fire risks, falls, poor lighting, structural problems and more.

This is one of the reasons good property management in St Ives is not just about collecting rent or finding a resident, i is about understanding the practical risks inside a property before they become legal, financial or safety issues.

What changed with HHSRS in June 2026?

From 23 June 2026, the HHSRS system was simplified.

The aim is not to create a completely new standard, but to make the system easier for councils, owners and residents to understand.

Previously, HHSRS looked at 29 hazards. Under the new system, that reduces to 21 hazards. The old scoring bands, which ran from A to J, are also being replaced with three clearer ratings: high, medium and low.

A high hazard will be treated as a Category 1 hazard. That means the council has a duty to take action. Medium and low hazards remain Category 2 hazards, where the council has discretion to act.

For owners, the important point is this: the language may be simpler, but the responsibility remains very serious.

The 21 hazards owners need to be aware of

The new HHSRS hazards are grouped into areas such as protection against accidents, physiological requirements, protection against infection and psychological requirements.

In practical terms, owners should be thinking about things such as:

• Falls on stairs or uneven floors
• Fire and explosion risks
• Electrical safety
• Structural collapse or falling elements
• Excess cold
• Damp and mould growth
• Indoor air pollutants
• Water supply
• Domestic hygiene
• Crowding and space
• Noise
• Lighting
• Entry by intruders

This matters because many of these risks are not always picked up by a gas certificate or an electrical certificate. A property can have current certificates and still have an HHSRS problem.

That is why routine inspections are so important. For anyone searching for a ‘letting agent near me’ or ‘property management near me’, this is one of the key questions to ask: does the agent simply visit the property, or do they understand what they are looking for?

Why this matters for St Ives and Huntingdon owners

Across our local market, we are seeing more focus on property standards, evidence and enforcement. This sits alongside the wider Renters’ Rights changes and the additional funding being given to councils to enforce rental rules.

For owners with property to rent in St Ives and Huntingdon the condition of the home is now part of the bigger compliance picture. Residents expect safe, warm, well-maintained homes, and councils now have clearer tools to assess whether a property is falling short.

As a letting agent in St Ives, we see this as part of the professionalisation of the rental sector. Good owners are not trying to cut corners. In most cases, they simply need clear guidance on what has changed and what needs attention.

Baseline indicators: why they matter

One of the most useful parts of the updated guidance is the introduction of baseline indicators.

These are not described as a strict checklist or a replacement for risk assessment, but they do give clearer examples of what may be expected in many properties.

For example, guidance refers to heating systems being able to adequately heat living areas, properties being free from persistent damp, stairways having suitable handrails, certain windows needing fall-prevention measures, and smoke or heat detectors being properly designed, sited, maintained and tested.

For owners, this means inspections should be more than a quick walk-through.

A good inspection should ask:

• Is the heating adequate?
• Are there signs of damp or mould?
• Are gutters and drainage doing their job?
• Are handrails secure?
• Are windows safe?
• Are smoke alarms and heat detectors in the right places?
• Are there any signs of structural movement, loose masonry or unsafe surfaces?

This is where the ‘landlords services St Ives and ‘landlord services near me’ searches often begin. Owners know they need help, but they do not always want full management. That is why having professional support, even on an advisory basis, can be so valuable.

The £7,000 civil penalty risk

A key point owners should not ignore is the potential civil penalty.

Where a council has taken enforcement action in relation to a Category 1 hazard, and it believes it would have been reasonably practicable for the responsible person to remove the hazard or meet the requirement, a civil penalty of up to £7,000 may apply.

That is not a small technical issue. It is a serious financial risk.

But the better reason to act is not the fine. It is because a rental property is someone’s home.

Good owners want their residents to live safely. They want to protect their investment, but they also want to do things properly. HHSRS is another reminder that property condition, maintenance records and response times all matter.

What should owners do now?

The first step is not to panic. HHSRS is not new, and many responsible owners will already be doing the right things.

The second step is to review the property with fresh eyes.

Look at the property as a council officer might look at it. Look at stairs, windows, heating, damp, ventilation, lighting, electrics, fire safety and general repair. If a resident has reported an issue, make sure you have a clear record of what was reported, when it was investigated, what action was taken and when the matter was resolved.

Evidence matters.

At Maxine Lester, this is why we keep talking about clean, traceable property records. In today’s rental market, it is not enough to say something was done. You need to be able to show it.

Why working with the right agent matters

If you are searching for a ‘St Ives letting agent’, ‘letting agent St Ives’, ‘letting agent in St Ives’, or even ‘the best letting agent near me’, do not just look at fees.

Ask what they know about legislation. Ask how they handle inspections. Ask how they record maintenance. Ask whether they understand HHSRS, Renters’ Rights, rent reviews, deposits, safety certificates and compliance evidence.

The same applies if you are searching for a ‘letting agent Huntingdon’, ‘letting agent in Huntingdon’ or ‘Huntingdon letting agent’. Local knowledge is important, but legislation knowledge is essential.

Lettings is no longer just about putting a property online and finding someone to move in. It is about protecting the owner, protecting the resident and protecting the long-term value of the property.

Final thoughts

The HHSRS changes are another example of why owners need to stay informed.

The system has been simplified, but the responsibility is not going away. Councils will still assess hazards. Category 1 hazards still matter. Evidence still matters. Maintenance still matters. Fast action still matters.

At Maxine Lester, we read the updates, guidance and property news every day so our owners have the information they need to make confident decisions.

If you own a rental property in St Ives, Huntingdon, Cambridge or the surrounding villages and you are unsure whether your property records, inspections or compliance processes are strong enough, speak to us.

Because getting the property let is only one part of the job.

Keeping it compliant, safe and protected is where the real work begins.

Book here to have a chat