Kate Gresswell-Pettitt
6 November 2026
The Housing Health and Safety Rating System (HHSRS) is a risk-based assessment tool used by local councils in England and Wales to evaluate potential health and safety hazards in residential properties, such as social housing run by councils and housing associations.
The HHSRS assesses 21 hazards, including damp and mould, excess cold, falls, fire and structural issues. These hazards are split into two categories and under Awaab’s Law, the landlord has strict timeframes to resolve these issues:
- A Category 1 hazard is high risk, meaning it poses a severe, immediate threat to the health and safety of residents. Landlords are legally required to begin investigation and safety work within 24 hours of the issue being reported.
- A Category 2 hazard is medium risk and presents a lower and more manageable risk to the health, safety or wellbeing of residents. Any issues must be investigated within 10 working days of being reported.
HHSRS is enforced by local councils across England and Wales. Within the council, there are dedicated environmental health officers or housing standards teams who deal with reports from residents. For category 1 hazards, the council has a strict statutory duty to ensure the danger is resolved.
HHSRS directly influences cleaning within social housing because it evaluates the physical condition of properties that can lead to infection, disease or biological hazards.
At NHC Procurement, our Cleaning Services DPS is designed to ensure health risks are assessed and identified during cleaning procedures. We work with a range of trusted suppliers who can provide expert cleaning services to ensure your properties are safe for habitation.
How cleaning standards connect to HHSRS, Awaab’s Law and COSHH
Social housing cleaning standards in the UK are governed by statutory health and safety duties, like Awaab’s Law and the Homes (Fitness for Human Habitation) Act 2018, and consumer standards, which are regulated by the Regulator of Social Housing.
Additionally, all social housing properties must meet the minimum quality, safety and repair requirements under the Decent Homes Standard. At NHC Procurement, we can also help you find and acquire Decent Homes Standard procurement solutions.
HHSRS
HHSRS is used to assess potential health and safety hazards in residential properties.
Cleaning standards can help social housing providers reduce hazards associated with poor hygiene, pest infestations, mould and other unsanitary conditions. Regular cleaning and property inspections can help identify problems early, allowing landlords to arrange remedial work before conditions deteriorate and potentially cause harm to residents.
If a hazard is identified in a property, the landlord will be required to take appropriate action, depending on the severity of the risk.
Awaab’s Law
Awaab’s Law requires social landlords in England to investigate and address health and safety hazards within strict set timeframes.
Under the regulation, landlords must respond promptly to reports of damp and mould, including where cleaning alone will not resolve the underlying cause. Effective cleaning procedures can help remove surface mould and maintain hygiene conditions, but landlords must also investigate and address problems such as leaks, inadequate ventilation or structural defects.
From the end of November 2026, the requirements under Awaab’s Law will extend to significant hazards including domestic hygiene, making appropriate cleaning and maintenance procedures increasingly important.
COSHH
The Control of Substances Hazardous to Health Regulations 2002 (COSHH) require employers to assess and control risks arising from exposure to hazardous substances, including certain cleaning products.
In social housing, this means landlords and cleaning contractors must ensure that their staff understand how to use, dilute and store cleaning chemicals safely. Appropriate risk assessments, staff training, protective equipment and safe working procedures can reduce the risk of skin irritation, respiratory problems and chemical burns.
What ‘reasonable timeframes’ mean in practice for landlords
Reasonable timeframes are the period in which social landlords are expected to investigate risks, conduct necessary repairs and resolve issues without putting their residents’ health and safety at risk.
Under Awaab’s Law, social housing landlords in England must follow specific statutory deadlines for investigating and addressing relevant hazards, with the urgency of the problem and the resident’s individual circumstances informing how quickly action should be taken.
Landlords should investigate and take action against Category 1 emergency hazards within 24 hours. If the landlord cannot make the hazard safe within this time, alternative accommodation must be provided for the residents. For Category 2 significant hazards, landlords must carry out an investigation within 10 working days of the report and provide a written summary three working days after this. Any safety or repair work must begin five days after the investigation ends.
Cleaning frequency and standards help landlords identify potential hazards early and prevent conditions from deteriorating. Regular cleaning of communal areas, inspections of properties and prompt reporting of issues like mould, leaks, pest infestations and unsanitary conditions can help trigger timely investigations and repairs.
Choosing cleaning contactors who understand these obligations
When choosing a cleaning contractor suitable for social housing, you should look beyond how much their services cost. Understanding regulatory responsibilities can maintain safe, hygienic living environments for your residents.
Other key considerations include:
- Experience in social housing: contractors with experience cleaning social housing properties are likely to understand hygiene standards, resident needs and operational challenges.
- Knowledge of relevant regulations: contractors who understand HHSRS, Awaab’s Law and COSHH help ensure cleaning procedures support hazard prevention, prompt reporting and the safe handling of cleaning chemicals.
- Staff training: contractors should provide appropriate training for their staff, covering chemical handling, PPE and safe cleaning practices to reduce risks to residents, employees and other business users.
- Clear cleaning schedules: contractors should provide documented cleaning schedules, agreed service standards and regular quality inspections to ensure work is completed consistently and potential hygiene issues are identified early.
- Reliable reporting: contractors should deliver clear procedures for reporting issues such as mould, leaks, pest infestations or other hazards, enabling landlords to arrange relevant further investigation and repairs promptly.
At NHC Procurement, our trusted suppliers include a range of cleaning contractors who can deliver exceptional cleaning services throughout the UK to keep your residents safe in their home.
How the Cleaning Services DPS gives you a compliant, pre-vetted route
Finding a compliant, pre-vetted route to cleaning procurement is key to ensure your organisation meets key regulations, and your properties are cleaned thoroughly and safely.
At NHC Procurement, our Cleaning Services DPS is designed to help you find the right suppliers for your cleaning projects to ensure your tenants are safe and comfortable in their own home. Keeping properties hygienic and free from hazards is crucial.
Our Cleaning Services solution is a Dynamic Purchasing System, meaning new suppliers can join at any time.
Whether you are looking to provide cleaning services or source contractors to support your residents in social housing across the UK, contact us or complete our enquiry form.
