## Social Housing Quality Remains a Concern

More than 430,000 social homes in England currently fail to meet the Decent Homes Standard, according to a report by the Housing, Communities and Local Government Committee (HCLG). This figure represents roughly one in ten socially rented homes, underscoring persistent issues with housing quality. The report highlights that conditions in social housing have barely improved since the pandemic, leaving many residents in poor living environments.

The government has set a target for all social housing landlords, as well as private rented sector landlords, to comply with the new Decent Homes Standard by 2035. However, progress towards this goal has been slow, with the Fabian Society estimating it could take 15 years to bring all social homes up to the minimum standard at the current rate of improvement.

## Overcrowding and Damp Problems Persist

The report estimates that in 2024/25, just under 9% of social homes—approximately 365,000 properties—were overcrowded, a higher proportion than in other tenures. Additionally, around 7% of social homes were reported to have damp issues. These problems contribute to poor living conditions and have prompted government action such as the introduction of Awaab’s Law in 2023, which requires social housing landlords to address dangerous damp and mould within strict timeframes.

## Government Urged to Increase Support for Social Landlords

Florence Eshalomi MP, chair of the HCLG committee, emphasised the need for stronger government support to help social housing providers raise standards. She stated:
“Whether it is residents living in poorly insulated homes, experiencing overcrowding, or enduring housing with damp or mould, it’s vital that government measures, including Awaab’s Law and the new Decent Homes Standard, bring a meaningful improvement to social housing conditions.”

Eshalomi acknowledged the government’s efforts to rebuild the sector’s financial capacity after years of underinvestment but expressed concerns about whether social landlords have sufficient resources to meet both the new social homes target and the required improvements in housing quality over the coming decade. She called for a credible Long-term Housing Strategy that addresses both upgrading existing stock and encouraging new social housing development.

## Challenges in Maintaining Ageing Social Housing Stock

The report also highlights difficulties faced by social landlords in maintaining older housing stock. Clarion Housing Group noted that many properties are hard to heat and suffer from building fabric issues that cause leaks, condensation, damp, and mould. Similarly, Southwark Council reported that while some council homes can be refurbished cost-effectively, a significant number are nearing the end of their viable life without substantial investment.

The HCLG committee criticised the government for not adequately addressing the need to replace ageing social housing stock. It urged the prompt publication of the Long-term Housing Strategy to provide a clear plan for maintaining existing homes and tackling the root causes of poor housing quality, including a long-term regeneration programme.

## What This Means for Landlords and Agents

For landlords and letting agents involved in social housing, these findings underline the importance of proactive property maintenance and compliance with evolving standards. The introduction of Awaab’s Law and the forthcoming Decent Homes Standard will require timely action to address damp, mould, and overcrowding issues. Landlords should prepare for increased regulatory scrutiny and potential investment needs to meet these standards by 2035.

Furthermore, the government’s focus on supporting social landlords financially and strategically may result in new funding opportunities or policy changes affecting social housing management. Staying informed about the Long-term Housing Strategy and related government initiatives will be essential for landlords and agents to navigate the evolving regulatory landscape.