HHSRS Notices & Orders UK: Landlord & Tenant Guide

What this document is

HHSRS is the risk-based inspection process councils use to assess hazards in housing. Inspectors score 29 potential hazards, covering everything from damp and mould to fire safety, falls on stairs and excess cold. Each hazard is then rated as either Category 1 (the most serious) or Category 2 (less serious but still significant).

Where a Category 1 hazard is identified, the local authority has a legal duty to take enforcement action. Where a Category 2 hazard is found, the authority has a discretion to act. The action they choose can range from an informal letter through to a demolition order or emergency remedial works.

The system applies across all tenures, including owner-occupied homes, private rented properties, houses in multiple occupation (HMOs), and accommodation provided by registered providers, housing associations and certain public bodies such as the police, fire and defence services. Anyone served with a formal notice or order has a right of appeal to the First-tier Tribunal, usually within 28 days.

How to use this document

1. Improvement Notice. Issued under sections 11 and 12 of the Housing Act 2004, this notice sets out the hazards identified and the remedial works required, along with a deadline for completion. It can cover the dwelling itself and any common parts. Ignoring the notice without a reasonable excuse is a criminal offence and may lead to a civil financial penalty, a rent repayment order or a banning order.
2. Prohibition Order. A prohibition order restricts or bans use of all or part of the premises, which is often used where the hazard cannot easily be fixed. The restriction might limit how many people can occupy the property, or prohibit use of a particular room. It takes effect 28 days after being made, is registered as a local land charge, and breach without reasonable excuse is an offence.
3. Hazard Awareness Notice. This is the lightest touch option and is used to flag that Category 1 or Category 2 hazards exist and that action should be considered. No deadline is imposed and no offence is committed if the recipient does nothing, but it puts the person formally on notice of the problem and can be a prelude to stronger action later if nothing changes.
4. Emergency Remedial Action and Prohibition. Where a Category 1 hazard poses an imminent risk of serious harm, the council can step in and carry out the works themselves, or issue an emergency prohibition order that takes effect immediately rather than after 28 days. These powers are used sparingly but allow swift intervention where people are in real danger.
5. Demolition Order and Clearance. In the most extreme cases, where a property cannot realistically be made safe, the authority can make a demolition order or declare a clearance area. These are serious steps that engage owners' property rights, so there are detailed procedural safeguards and a right of appeal to the First-tier Tribunal (Property Chamber).

Common questions