Why the Decent Homes Standard Is Changing for Private Landlords

For over two decades, the Decent Homes Standard (DHS) has set the benchmark for quality in social housing. Now, under the Renters’ Rights Act, the government is extending this standard to the private rented sector for the first time. This move addresses concerns that 21% of privately rented homes currently fail to meet decent standards, compared to just 10% in social housing.

The government’s objective is to establish a “universally accepted and understood minimum standard” so that all tenants, regardless of landlord type, live in safe, warm, and well-maintained homes.

The Five Criteria of a Decent Home for Private Rented Properties

To comply with the new DHS, a property must meet five specific criteria. Some align with existing legislation, such as the Housing Health and Safety Rating System (HHSRS), while others introduce new requirements for private landlords.

1. Free from Category 1 Hazards (Criterion A)

Properties must be free from Category 1 hazards as defined by the HHSRS, which includes 29 potential risks such as faulty electrics, structural instability, and fire hazards. If a property is already deemed “Fit for Human Habitation” under the 2018 Act, it meets this criterion.

2. Reasonable State of Repair (Criterion B)

This criterion marks a significant change. Previously, a component had to be both old and broken to fail the standard. The new approach removes the age factor, meaning any key element—such as roofs, boilers, walls, kitchens, or bathrooms—in disrepair will cause the property to fail immediately.

3. Modern Facilities and Services (Criterion C)

This ensures homes are suitable for contemporary living. Requirements vary by property type:

• Houses: Must provide at least two of the following three facilities: adequate kitchen layout, appropriately located bathroom/WC, and noise insulation.
• Flats: Must provide at least three of the following four: the three above plus adequate common entrance areas.

The government is also proposing mandatory child-resistant window restrictors on windows posing a fall risk and is consulting on whether landlords should provide suitable floor coverings at tenancy start.

4. Thermal Comfort and Energy Efficiency (Criterion D)

This links directly to Minimum Energy Efficiency Standards (MEES). All privately rented properties must achieve an Energy Performance Certificate (EPC) rating of C or equivalent by 1 October 2030. Additionally, the primary heating system must be capable of heating the entire home, not just parts, and tenants must have programmable control over heating timing and temperature.

5. Damp and Mould (Criterion E – New)

Following the tragic death of Awaab Ishak, a new standalone criterion requires homes to be free from damp and mould. This is preventative, expecting landlords to act promptly when damp is reported rather than waiting for severe health hazards to develop.

What Requirements Have Been Dropped?

After consultation in 2025, the government removed several proposed requirements to keep costs manageable for landlords. Notably, landlords will not be legally obliged to provide carpets or lino at the start of tenancies, nor must they upgrade all doors and windows to “Part Q” building regulations unless replacements are already planned.

Implementation Timeline

The government acknowledges the financial and practical challenges of these upgrades and proposes a long-term implementation window. The updated DHS is expected to become a legal requirement in the private rented sector by 2035 or 2037. However, some elements, such as Awaab’s Law addressing damp and mould, and new energy efficiency standards, will come into force sooner.

Enforcement and Penalties

Local authorities will enforce the DHS in the private rented sector with powers including:

• Type 1 Failures: For serious hazards, councils must act and can impose immediate civil penalties up to £7,000.
• Type 2 Failures: For less urgent disrepair, councils may issue improvement notices.
• Maximum fines: For landlords ignoring enforcement, fines will increase from £30,000 to £40,000.

Implications for Landlords

The extension of the Decent Homes Standard to the private rented sector signals a move towards greater professionalism and tenant protection. While the 2035 deadline may seem distant, landlords should begin proactive maintenance now to avoid costly repairs and enforcement actions later.

Addressing damp and mould promptly, upgrading heating systems to meet whole-home standards, and ensuring kitchens and bathrooms are in good repair will help landlords comply with the new requirements and reduce the risk of penalties.

Landlord Concerns: Complex Property Ownership Scenarios

A notable concern raised by landlords involves flats in converted buildings with multiple freehold owners. For example, one landlord highlighted issues with water ingress caused by porous Georgian brickwork in a tenanted flat within a block where other flats are owner-occupied. The landlord questioned their legal responsibility for structural repairs affecting the whole building and the implications if they cannot meet the new DHS.

This highlights the complexity landlords may face in multi-owner properties and the need for clear guidance on shared responsibilities under the new standards.

Support and Resources

Landlords are encouraged to seek advice and support through communities such as the OpenRent Community and official help centres to navigate these changes effectively.

Suggested internal link anchors

• Decent Homes Standard
• private rented sector regulations
• Housing Health and Safety Rating System
• Minimum Energy Efficiency Standards
• Energy Performance Certificate
• Awaab’s Law
• landlord enforcement penalties
• property maintenance responsibilities
• tenant safety requirements
• thermal comfort standards
• damp and mould prevention
• renters’ rights legislation

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/