Government Mandates Decent Homes Standard by 2035

The UK government has confirmed that all private and social landlords must bring their properties up to the Decent Homes Standard (DHS) by 2035. This follows the introduction of the Energy Performance Certificate (EPC) C rating requirement by 2030, as outlined in the Warm Homes Plan. While the DHS aims to ensure rental properties are safe, well-maintained, and comfortable, the cumulative effect of these regulations is causing concern among small landlords.

What the Decent Homes Standard Requires

The DHS sets out several key requirements for rental properties. Homes must be in reasonable repair and free from serious hazards such as untreated damp and mould. They must provide adequate thermal comfort and include child-resistant window restrictors. Additionally, landlords must ensure that kitchens are less than 20 years old, bathrooms less than 30 years old, and that properties offer protection from external noise.

Failure to meet any of these criteria classifies a property as non-decent, potentially leading to enforcement action and substantial fines.

Impact on Small Landlords

Many small landlords, who have traditionally built portfolios over decades and provide a significant portion of the private rented sector (PRS), feel these regulations are disproportionately burdensome. The costs associated with upgrading properties to meet the DHS, combined with the EPC C mandate, are seen as a “death by a thousand cuts” that may force many out of the market by 2030 or soon after.

There is also concern that private landlords are being held to higher standards than homeowners, with requirements such as child-resistant window restrictors not commonly applied to owner-occupied properties.

Additional Challenges from the Renters’ Rights Act

Compounding these issues is the Renters’ Rights Act, which comes into effect on 1 May 2026. This legislation will abolish Section 21 ‘no-fault’ evictions and fixed-term assured shorthold tenancies, fundamentally changing tenancy agreements. Joint-and-several contracts with sharers will become more complex, as the departure of one tenant can disrupt the entire agreement, making replacements difficult.

These changes are expected to create a more challenging environment for landlords, increasing the risk of void periods and complicating tenant management.

Financial Penalties and Enforcement

Non-compliance with the DHS and other regulations can result in civil fines of up to £40,000, or even £7,000 per breach in some cases. The growing list of mandatory requirements and prohibitions means landlords must be vigilant to avoid costly penalties. This regulatory environment is perceived by some as designed to discourage small landlords from continuing in the PRS.

Wider Implications for the Private Rented Sector

As small landlords exit the market due to regulatory and financial pressures, rental properties may increasingly fall into the hands of corporate landlords. This shift could lead to higher rents as larger landlords seek to cover the costs of compliance and enforcement. The reduction in supply and increased costs risk exacerbating the housing crisis rather than alleviating it.

Critics argue that while the intention behind the DHS is to improve housing standards, the approach lacks fairness and proportionality, disproportionately impacting small landlords who have historically provided quality homes.

Looking Ahead: The Future of Small Landlords

By 2035, it is uncertain how many small landlords will remain active in the PRS. Many may retire, sell their portfolios, or face bankruptcy due to the cumulative impact of regulations and compliance costs. This potential decline raises questions about the long-term sustainability of the private rented sector as it currently exists.

While standards and decent homes are important, landlords emphasise the need for policies that balance tenant protections with fairness and support for those providing rental accommodation.

Conclusion

The Decent Homes Standard and related regulations represent significant changes for UK landlords, particularly small-scale operators. Meeting these standards will require investment and adaptation, while upcoming legislative changes will alter tenancy management fundamentally. Landlords must prepare for a challenging decade ahead as the sector evolves under increasing regulatory scrutiny.

Suggested internal link anchors

• Decent Homes Standard
• Energy Performance Certificate C
• Renters’ Rights Act 2026
• Section 21 eviction changes
• private rented sector regulations
• landlord compliance fines
• thermal comfort requirements
• child-resistant window restrictors
• rental property maintenance
• small landlord challenges
• housing crisis UK
• private landlord obligations

TLA update

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