# The Housing Health and Safety Rating System (England) Regulations 2005

S.I. 2005/3208 · made 17 November 2005 · revised to 23 June 2026

Part 1 of the Housing Act 2004 (the Act) introduces the Housing Health and Safety Rating System (HHSRS), an evidence-based system for assessing housing conditions. Sections 2 and 4 of the Act provide for regulations to be made to prescribe descriptions of hazards, the method for assessing the seriousness of hazards and the manner and extent of inspections of residential premises to see whether category 1 or 2 hazards exist. The Act imposes a duty on local authorities to take enforcement action where a category 1 hazard exists and gives discretion to take action where a category 2 hazard exists.

Made under: Housing Act 2004 (Section 2, Section 4, Section 250)

PDFs: Printed copy https://openlegislation.uk/housing-health-and-safety-rating-system-england-regulations-2005/pdf/uksi_20053208_en.pdf; Explanatory Memorandum https://openlegislation.uk/housing-health-and-safety-rating-system-england-regulations-2005/pdf/uksiem_20053208_en.pdf

## Introductory text

HOUSING, ENGLAND
Made 17th November 2005
Laid before Parliament 28th November 2005
Coming into force 6th April 2006
The First Secretary of State, in exercise of the powers conferred by sections 2, 4 and 250(2)(a) of the Housing Act 2004 makes the following Regulations:

## 1 Citation, commencement and application

(1) These Regulations may be cited as the Housing Health and Safety Rating System (England) Regulations 2005 and shall come into force on 6th April 2006.
(2) These Regulations apply in relation to residential premises in England only.

## 2 Interpretation

In these Regulations—
“the Act” means the Housing Act 2004;
“harm” means harm which is within any of the four classes of harm set out in Schedule 2 to these Regulations;
“inspector” means a person carrying out an inspection under section 4 of the Act (inspections by local housing authorities to see whether a category 1 or 2 hazard exists); andexcept in regulation 6(7)(e), “occupier” includes potential occupier.

## 3 Prescribed descriptions of hazard

(1) A hazard is of a prescribed description for the purposes of the Act where the risk of harm is associated with the occurrence of any of the matters or circumstances listed in Schedule 1.
(2) In Schedule 1, a reference to a matter or circumstance is, unless otherwise stated, to a matter or circumstance in or, as the case may be, at the dwelling or HMO in question, or in any building or land in the vicinity of the dwelling or HMO.

## 4 Prescribed fire hazard

For the purposes of section 10 of the Act a category 1 or 2 hazard is a prescribed fire hazard if the risk of harm is associated with —
(a) exposure to uncontrolled fire and associated smoke and fumes,
(b) an explosion, or
(c) the collapse of the whole or part of a building as a result of fire or an explosion.

## 5 Inspections

An inspector must—
(a) have regard to any guidance for the time being given under section 9 of the Act in relation to the inspection of residential premises;
(b) inspect any residential premises with a view to preparing an accurate record of their state and condition; and
(c) prepare and keep such a record in written or in electronic form.

## 6 Seriousness of hazards

(1) Where, following an inspection of residential premises under section 4 of the Act, the inspector—
(a) determines that a hazard of a prescribed description exists; and
(b) considers, having regard to any guidance for the time being given under section 9 of the Act in relation to the assessment of hazards, that it is appropriate to calculate the seriousness of that hazard,
the seriousness of that hazard shall be calculated in accordance with paragraphs (2) to (4) of this regulation.
(2) The inspector shall assess the likelihood, during the period of 12 months beginning with the date of the assessment, of a relevant occupier suffering any harm as a result of that hazard as falling within one of the range of ratios of likelihood set out in column 1 of Table 1.
Table 1
Column 1
Range of ratios of likelihood
Column 2
Representative scale point of range
<1 in 3,700
5,000
≥1 in 3,700 and <1 in 2,350
3,000
≥1 in 2,350 and <1 in 1,350
2,000
≥1 in 1,350 and <1 in 700
1,000
≥1 in 700 and <1 in 370
500
≥1 in 370 and <1 in 235
300
≥1 in 235 and <1 in 135
200
≥1 in 135 and <1 in 70
100
≥1 in 70 and <1 in 37
50
≥1 in 37 and <1 in 23.5
30
≥1 in 23.5 and <1 in 13.5
20
≥1 in 13.5 and <1 in 7
10
≥1 in 7 and <1 in 3.7
5
≥1 in 3.7 and <1 in 2.5
3
≥1 in 2.5 and <1 in 1.5
2
≥1 in 1.5
1
(3) The inspector shall assess which of the four classes of harm (set out in Schedule 2) a relevant occupier is most likely to suffer during the period mentioned in paragraph (2).
(4) The inspector shall—
(a) assess the possibility of each of the other classes of harm occurring as a result of that hazard, as falling within one of the range of percentages of possibility set out in column 1 of Table 2;
(b) record each possibility so assessed as the corresponding RSPRR set out in column 2 of Table 2; and
(c) record the possibility (which shall be known, for the purposes of the formula in paragraph (5), as the RSPPR) of the most likely class of harm occurring as a percentage calculated using the following formula—
100%-(A+B+C)Where—
A is the RSPPR recorded under sub paragraph (b) as the first of the other classes of harm;
B is the RSPPR recorded under sub paragraph (b) as the second of the other classes of harm; and
C is the RSPPR recorded under sub paragraph (b) as the third of the other classes of harm.
Table 2
Column 1
Range of percentages of possibility
Column 2
Representative scale point of the percentage range (RSPPR)
<0.05%
0%
≥0.05% and <0.15%
0.1%
≥0.15% and <0.3%
0.2%
≥0.3% and <0.7%
0.5%
≥0.7% and <1.5%
1%
≥1.5% and <3%
2%
≥3% and <7%
5%
≥7% and <15%
10%
≥15% and <26%
20%
≥26% and <38%
30%
≥38%
50%
(5) When the inspector has assessed likelihood under paragraph (2) and assessed the possibility of each harm occurring under paragraph (3), the seriousness of that hazard shall be expressed by a numerical score calculated using the following formula—
S1+S2+S3+S4Where—
S1=10000×1L×O1S2=1000×1L×O2S3=300×1L×O3S4=10×1L×O4
(6) For the purposes of the formula in paragraph (5)—
(a) L is the representative scale point of range in column 2 of Table 1 corresponding to the range that has been recorded under paragraph (2);
(b) O1 is the RSPPR recorded under paragraph (4) in relation to extreme harm;
(c) O2 is the RSPPR recorded under paragraph (4) in relation to severe harm;
(d) O3 is the RSPPR recorded under paragraph (4) in relation to serious harm;
(e) O4 is the RSPPR recorded under paragraph (4) in relation to moderate harm.
(7) In this regulation—
“relevant occupier” means, where the risk of harm concerned is associated with the occurrence of any of the matters or circumstances listed in—
(a)paragraph 1 of Schedule 1, an occupier under the age of 15 years;
(b)paragraph 2, 3 or 4A(b) of Schedule 1, an occupier aged 65 years or over;
(c)paragraph 7 of Schedule 1, an occupier under the age of 3 years;
(d)paragraph 8 of Schedule 1, an occupier aged 60 years or over who has been exposed to radon since birth;
(e)paragraph 11 of Schedule 1, the actual occupier;
(f)paragraphs 14A(5) and (6), 22, 23 or 25 of Schedule 1, an occupier under the age of 5 years;
(g)paragraph 18A, 20, 21, 23A(1) or 25A(2) of Schedule 1, an occupier aged 60 years or over;
(h)paragraph 25A(1)—
(i)except where a collision is with low architectural features, an occupier under the age of 5 years, and
(ii)where a collision is with low architectural features, an occupier aged 16 years or over;
(i)any other paragraph of Schedule 1, any occupier; and
“RSPPR” means the representative scale point of the percentage range.
(8) In making assessments under this regulation, an inspector shall have regard to any guidance for the time being given under section 9 of the Act.

## 7 Prescribed bands

For the purposes of the Act a hazard falls within one of the bands in column 1 of Table 3 where it achieves a numerical score calculated in accordance with regulation 6(5) which is within the range corresponding to that band in column 2 of that Table.
Table 3
Column 1
Band
Column 2
Numerical Score Range
High
≥1,000
Medium
≥100 and <1,000
Low
<100

## 8 Category of hazard

For the purposes of the Act—
(a) a hazard falling within the High band in Table 3 is a category 1 hazard; and
(b) a hazard falling within the Medium or Low bands in that Table is a category 2 hazard.

## Schedule 1: Matters and Circumstances

## 1 Damp and mould growth

Exposure to house dust mites, damp, mould or fungal growths.

## 2 Excess cold

Exposure to low temperatures.

## 3 Excess heat

Exposure to high temperatures.

## 4 Asbestos and MMF

Exposure to asbestos fibres or manufactured mineral fibres.

## 4A Indoor Air Pollutants

Exposure to—
(a) chemicals used to treat timber and mould growth;
(b) carbon monoxide;
(c) nitrogen dioxide;
(d) sulphur dioxide and smoke;
(e) uncombusted fuel gas;
(f) volatile organic compounds.

## 5 Biocides

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 6 Carbon monoxide and fuel combustion products

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 7 Lead

The ingestion of lead.

## 8 Radiation

Exposure to radiation.

## 9 Uncombusted fuel gas

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 10 Volatile organic compounds

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 11 Crowding and space

A lack of adequate space for living and sleeping.

## 12 Entry by intruders

Difficulties in keeping the dwelling or HMO secure against unauthorised entry.

## 13 Lighting

A lack of adequate lighting.

## 14 Noise

Exposure to noise.

## 14A Domestic Hygiene

(1) An inadequate provision of facilities for the storage, preparation and cooking of food.
(2) Poor design, layout, or construction such that the dwelling or HMO cannot readily be kept clean.
(3) Exposure to pests.
(4) An inadequate provision for the hygienic storage and disposal of household waste.
(5) An inadequate provision of facilities for maintaining good personal hygiene.
(6) An inadequate provision of sanitation and drainage.

## 15 Domestic hygiene, pests and refuse

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 16 Food safety

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 17 Personal hygiene, sanitation and drainage

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 18 Water supply

An inadequate supply of water free from contamination, for drinking and other domestic purposes.

## 18A Falls on the level

(1) Falls associated with toilets, baths, showers or other washing facilities.
(2) Falling on any level surface.
(3) Falling between surfaces where the change in level is less than 300 millimetres.

## 19 Falls associated with baths etc

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 20 Falling on level surfaces etc

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 21 Falling on stairs etc

Falling on stairs, steps or ramps where the change in level is 300 millimetres or more.

## 22 Falling between levels

Falling between levels where the difference in levels is 300 millimetres or more.

## 23 Electrical hazards

Exposure to electricity.

## 23A Fire and explosions

(1) Exposure to uncontrolled fire and associated smoke and fumes.
(2) An explosion.

## 24 Fire

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 25 Flames, hot surfaces etc

Contact with—
(a) controlled fire or flames;
(b) hot objects, liquid or vapours.

## 25A Collisions, Entrapment and Ergonomics

(1) Collision with, or entrapment of body parts in, doors, windows or other architectural features.
(2) The position, location, and operability of amenities, fittings and equipment.

## 26 Collision and entrapment

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 27 Explosions

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 28 Position and operability of amenities etc

. . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . .

## 29 Structural collapse and falling elements

The collapse of the whole or part of a building.

## Schedule 2: Classes of Harm

## 1 Extreme

(1) A harm is within the extreme class of harm if, as a result of the hazard in question, extreme harm is reasonably foreseeable.
(2) Extreme harm includes—
(a) death from any cause;
(b) lung cancer;
(c) mesothelioma and other malignant tumours;
(d) permanent paralysis below the neck;
(e) regular severe pneumonia;
(f) permanent loss of consciousness;
(g) 80% burn injuries.

## 2 Severe

(1) A harm is within the severe class of harm if, as a result of the hazard in question, severe harm is reasonably foreseeable.
(2) Severe harm includes—
(a) cardio-respiratory disease;
(b) asthma;
(c) non-malignant respiratory diseases;
(d) lead poisoning;
(e) anaphylactic shock;
(f) cryptosporidiosis;
(g) legionnaires disease;
(h) myocardial infarction;
(i) mild stroke;
(j) chronic confusion;
(k) regular severe fever;
(l) loss of a hand or foot;
(m) serious fractures;
(n) serious burns;
(o) loss of consciousness for days.

## 3 Serious

(1) A harm is within the serious class of harm if, as a result of the hazard in question, serious harm is reasonably foreseeable.
(2) Serious harm includes—
(a) eye disorders;
(b) rhinitis;
(c) hypertension;
(d) sleep disturbance;
(e) neuropsychological impairment;
(f) sick building syndrome;
(g) regular and persistent dermatitis, including contact dermatitis;
(h) allergy;
(i) gastro-enteritis;
(j) diarrhoea;
(k) vomiting;
(l) chronic severe stress;
(m) mild heart attack;
(n) malignant but treatable skin cancer;
(o) loss of a finger;
(p) fractured skull and severe concussion;
(q) serious puncture wounds to head or body;
(r) severe burns to hands;
(s) serious strain or sprain injuries;
(t) regular and severe migraine.

## 4 Moderate

(1) A harm is within the moderate class of harm if, as a result of the hazard in question, moderate harm is reasonably foreseeable.
(2) Moderate harm includes—
(a) pleural plaques;
(b) occasional severe discomfort;
(c) benign tumours;
(d) occasional mild pneumonia;
(e) broken finger;
(f) slight concussion;
(g) moderate cuts to face or body;
(h) severe bruising to body;
(i) regular serious coughs or colds.

## Explanatory note

(This note is not part of the Regulations)
Part 1 of the Housing Act 2004 (the Act) introduces the Housing Health and Safety Rating System (HHSRS), an evidence-based system for assessing housing conditions. Sections 2 and 4 of the Act provide for regulations to be made to prescribe descriptions of hazards, the method for assessing the seriousness of hazards and the manner and extent of inspections of residential premises to see whether category 1 or 2 hazards exist. The Act imposes a duty on local authorities to take enforcement action where a category 1 hazard exists and gives discretion to take action where a category 2 hazard exists.
Regulation 3 prescribes descriptions of hazards with reference to the occurrence of matters or circumstances listed in Schedule 1. These matters and circumstances reflect the profiles of hazards set out in Annex D of the operating guidance given by the Secretary of State under section 9(1)(a) of the Act.
Section 10 of the Act imposes a duty on local authorities to consult with the fire and rescue authority for the area where enforcement action is to be taken under Part 1 in relation to a prescribed fire hazard. Regulation 4 prescribes a fire hazard for the purposes of section 10 as one where the risk of harm arises from exposure to uncontrolled fire and associated smoke.
Regulation 5 provides for the manner in which, and the extent to which, premises are to be inspected under the HHSRS. In particular, a record of the inspection must be prepared and kept either in written or electronic form.
Regulation 6 prescribes the method for calculating the seriousness of hazards to be expressed as a numerical score.
Regulation 7 prescribes the bands applicable to the range of numerical scores and regulation 8 provides that where a hazard falls within bands A, B or C the hazard is a category 1 hazard and where it falls within any other band it is a category 2 hazard.
Schedule 2 describes each class of harm and includes examples of each class of harm.

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Source: https://www.legislation.gov.uk/uksi/2005/3208 (the official version)
Page: https://openlegislation.uk/housing-health-and-safety-rating-system-england-regulations-2005
Contains public sector information licensed under the Open Government Licence v3.0. Source: legislation.gov.uk, The National Archives.