Britain's landlords are struggling to get their heads around the complex new Housing Health and Safety Rating System (HHSRS), according to the latest research from the National Landlords Association (NLA).

The HHSRS covers 29 different areas of risk, considerably extending the nine point housing Fitness Standard currently in use. But the new legislation is not widely understood just over one in 10 landlords say they have a thorough understanding of the new system.

NLA research found 45 per cent of landlords were aware of the Government's new rules, while 38 per cent (almost one in four) have no knowledge of them at all.

The NLA says the Office of the Deputy Prime Minister has already published many hundreds of pages on this subject and feels it is no great surprise landlords and local authorities are struggling to understand the new regime.

Yvette Cooper, Minister for Housing and Planning, recently announced a delay to its implementation from autumn 2005 to this spring.

The current Fitness Standard has existed in some form since the 19th Century and it was incorporated into the Local Government and Housing Act 1989 as a new section 605 to the Housing Act 1985.

Chairman of the National Landlords Association, David Salusbury, said: "The Government decided to include new health and safety criteria for residential properties in the Housing Act 2004, despite the fact the existing Fitness Standard has served us well for many years."

He continues: "Many of the requirements of the new system do make sense. Nobody would query the need for suitable heating and ventilation, a supply of piped water, drainage, safe electrical installations and lighting. But these matters are mostly already adequately covered by the current Fitness Tests."

"With these 29 new risk categories, the legislation does seem unduly complex: the Government is using a hammer to crack a nut. What people haven't realised is that these same rules apply equally to the homes we own and live in but can you imagine the reaction if the law forced people to attend to these 29 categories of risk in their own homes. Landlords, who are already fiercely regulated, are an easy target."

The new Hazard Profiles are divided into four groupings, entitled; Physiological Requirements, which covers elements such as mould growth, excessive heat and asbestos; Psychological Requirements, such as crowding, noise and security; Protection against Infection regulates drainage and water supply; Protection against Accidents covers electrical hazards, hot surfaces and risk of explosions.

David added: "One can only applaud initiatives to improve the quality of the UK housing stock but the sheer weight and complexity of the rules will undoubtedly scare the living daylights out of many landlords.

The NLA calls for measures to ensure landlords receive good information on these vital subjects which are due to be introduced in the near future.