Written by
Emma Collins
Published on
Jan 17, 2026
The Decent Homes Standard has governed social housing in England since 2000. For over two decades, it set minimum requirements for councils and housing associations — while private landlords operated under different, often less prescriptive rules.
That's changing.
The Renters' Rights Act 2025 extends the Decent Homes Standard to the private rented sector for the first time. A government consultation in July 2025 proposed a unified standard that will apply to all rented housing — social and private alike.
If you manage private rentals, this is one of the biggest regulatory shifts in decades. Here's what you need to know.
What is the Decent Homes Standard?
The Decent Homes Standard is a set of minimum criteria that rented properties must meet. It was introduced to ensure tenants live in homes that are safe, warm, and in reasonable condition.
The current standard (which applies to social housing) requires that properties:
Are free from serious health and safety hazards
Are in a reasonable state of repair
Have reasonably modern facilities and services
Provide a reasonable degree of thermal comfort
These sound straightforward, but the detail matters. The standard defines specific building components that must be in good condition, sets thresholds for what counts as "disrepair," and links to the Housing Health and Safety Rating System (HHSRS) for assessing hazards.
The 2025 consultation proposes updating and strengthening these criteria — and applying them to private landlords for the first time.
The Five Criteria (Proposed)
Under the reformed standard, a property will need to meet five criteria to be considered decent:
Criterion A: Free from serious hazards
The property must have no Category 1 hazards as assessed under the HHSRS. This includes issues like faulty electrics, dangerous stairs, inadequate fire safety, and severe damp and mould.
This isn't new — private landlords are already required to ensure properties are free from Category 1 hazards under the Homes (Fitness for Human Habitation) Act 2018. But inclusion in the Decent Homes Standard gives local authorities clearer enforcement powers.
Criterion B: In a reasonable state of repair
Key building components must be in good condition. The consultation proposes updating the list of components to include:
Kitchens and bathrooms
All heating technology (not just boilers)
Fire safety equipment
Windows and doors
Roofs and chimneys
Damp-proofing
Importantly, the "age" requirement is being removed. Under the current rules, a component had to be both old and in poor condition to count as disrepair. Under the new rules, even a recently installed system that's been poorly maintained could fail the standard.
Criterion C: Reasonably modern facilities
Properties must have adequate facilities for modern living. The consultation proposes that landlords provide at least three of the following four:
A kitchen with adequate space and layout
A bathroom in good condition
Adequate noise insulation
Adequate size and layout for the property
New requirements under consideration include window restrictors (for safety, particularly for children), improved home security, and floor coverings for new tenancies.
Criterion D: Thermal comfort
Properties must have adequate heating and insulation. The consultation proposes:
Aligning with Minimum Energy Efficiency Standards (MEES) — currently EPC E, but a separate consultation proposed raising this to EPC C by 2030
Requiring heating systems capable of warming the whole home
Ensuring heating is programmable
For landlords with older or poorly insulated stock, this criterion may require the most investment.
Criterion E: Free from damp and mould (new)
This is a new criterion, introduced alongside Awaab's Law. Properties must not have damp or mould at a level that constitutes a hazard.
Given that damp and mould already make up half of all Housing Ombudsman complaints, this criterion is likely to see significant enforcement attention. If you're not sure how to handle these cases properly, our step-by-step guide to damp and mould complaints covers the process in detail.
Timeline: When Does This Apply?
The government has proposed a long lead time for private landlords:
Social housing: Regulatory requirement likely from 2035 or 2037
Private rented sector: Enforceable from 2035 or 2037 (the consultation sought views on timing)
That might sound far away. But there are three reasons not to wait.
First, existing laws already apply. Private landlords must already ensure properties are fit for human habitation, free from Category 1 hazards, and meet minimum energy efficiency standards. The Decent Homes Standard doesn't create entirely new obligations — it consolidates and strengthens existing ones.
Second, enforcement is tightening now. Local authorities already have powers under the Housing Act 2004 to inspect properties and take action against hazards. The Renters' Rights Act gives them additional tools, including the ability to enforce the Decent Homes Standard directly. Fines for non-compliance are set to increase — the government has proposed raising the maximum from £30,000 to £40,000, with higher penalties for serious failures.
Third, the PRS Database changes everything. A new national database for private landlords is expected to launch in 2026. To let property legally, landlords will need to be registered and demonstrate compliance with key requirements. The Decent Homes Standard will likely be part of that framework.
In practice, the 2035/2037 deadline is for full enforcement. The pressure to comply starts much sooner.
What's Actually Changing for Private Landlords?
If you're already maintaining your properties well, most of the Decent Homes Standard won't be a shock. The government estimates that around 79% of private rented homes already meet the current standard.
But the reforms raise the bar in several areas:
Damp and mould gets its own criterion. This isn't just about fixing problems when they're reported — landlords will need to demonstrate that properties are free from hazardous damp and mould. Expect more scrutiny, more inspections, and less tolerance for "lifestyle" explanations.
The definition of disrepair is stricter. Removing the age requirement means you can't argue that a component is fine because it's relatively new. Condition is what matters.
Energy efficiency requirements are tightening. If the EPC C target for 2030 proceeds, landlords with D or E rated properties will need to invest in improvements — insulation, heating upgrades, window replacements — within the next few years.
Documentation and record-keeping matter more. To demonstrate compliance, you'll need evidence: inspection records, maintenance history, repair documentation. If a local authority asks whether a property meets the standard, "I think so" won't cut it. We've written a separate guide on how to create an audit trail for property repairs that covers what good documentation looks like.
How to Prepare Now
Even with a 2035+ enforcement deadline, there's value in getting ahead. Here's where to start:
1. Commission property condition surveys
Understand where your portfolio stands today. Identify any Category 1 hazards, components in disrepair, and properties with damp or mould issues. You can't fix what you haven't assessed.
2. Prioritise HHSRS hazards
Category 1 hazards are already enforceable. If a survey identifies serious issues — dangerous electrics, fire risks, structural problems — address them now. Don't wait for enforcement action.
3. Address recurring damp and mould
These cases will be under the spotlight. If you have properties with repeated damp complaints, investigate the root cause properly. Surface treatments won't be enough if the underlying problem persists.
4. Review heating systems and insulation
Check EPCs across your portfolio. If you have properties rated D or E, start planning improvement works. Grants may be available — look into ECO4 and other government schemes.
5. Set up systems to track condition over time
You'll need to demonstrate ongoing compliance, not just point-in-time compliance. That means recording inspections, logging repairs, and maintaining a history for each property. Spreadsheets might work for a small portfolio; larger operators will need proper software.
6. Stay informed
The consultation closed in September 2025, and the government will publish its response and final regulations in due course. Details may change. Keep an eye on updates from Gov.uk and industry bodies.
Why This Isn't Just About 2035
It's tempting to treat the Decent Homes Standard as a future problem. But the underlying shift is already happening.
Tenant expectations are rising. Regulatory scrutiny is increasing. Disrepair claims are more common. The landlords and agents who treat property condition as a priority — not an afterthought — will have fewer voids, fewer complaints, and fewer legal headaches.
The Decent Homes Standard is the framework. But the real change is cultural: the era of minimum-viable maintenance is ending.
Better to get ahead of it than be dragged along.
Lanten helps letting agents track property condition over time, flag recurring issues, and document every repair — so you're ready for the Decent Homes Standard and whatever comes next. Book a demo to see how it works.
