For over 20 years, the Decent Homes Standard (DHS) has been the benchmark for quality in social housing. Now, as part of the Renters’ Rights Act, the government is extending this standard to the private rented sector for the first time.
This represents a major change in how private tenancies are regulated. Here is a breakdown of what you need to know about the proposed changes, the new criteria, and the timelines for compliance.
- Why the change?
- The 5 criteria of a “decent home”
- What was dropped?
- Implementation: When does this start?
- Fines and penalties
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Why the change?
Government data shows that 21% of privately rented homes are currently “non-decent,” compared to just 10% in social housing.
The government’s goal is to create a “universally accepted and understood minimum standard” so that every tenant, regardless of their landlord, lives in a safe, warm, and well-maintained home.
The 5 criteria of a “decent home”
To pass the new DHS, a property must meet five specific criteria. While some are already covered by existing law (like the HHSRS), others introduce brand-new requirements for private landlords.
1. Free from Category 1 hazards (Criterion A)
The property must be free from Category 1 hazards under the Housing Health and Safety Rating System (HHSRS). This covers 29 hazards, including dangerous electrics, structural instability, and fire risks.
If your property is “Fit for Human Habitation” under the 2018 Act, you already meet this criterion.
2. Reasonable state of repair (Criterion B)
This is a significant shift. Previously, a component had to be both “old” and “broken” to fail. The new proposal removes the age requirement.
If a “key” component (like a roof, boiler, or wall) is in disrepair, it fails the standard immediately, regardless of how old it is. Kitchens and bathrooms are now considered “key”. If they require major repair, the property fails.
3. Modern facilities and services (Criterion C)
This ensures the home is functional for modern living. The requirements differ slightly depending on your property type:
- For houses: Must provide at least 2 out of 3 facilities (Adequate kitchen layout, appropriately located bathroom/WC, and noise insulation).
- For flats: Must provide at least 3 out of 4 (The three above, plus adequate common entrance areas).
The government is also proposing mandatory child-resistant window restrictors on windows that present a fall risk, and they are seeking views on whether landlords should be required to provide suitable floor coverings at the start of every tenancy.
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4. Thermal comfort and energy efficiency (Criterion D)
This criterion is directly linked to Minimum Energy Efficiency Standards (MEES).
- EPC C by 2030: All privately rented properties must reach an EPC rating of C or equivalent by 1st October 2030.
- Whole-home heating: Your primary heating system must be able to heat the entire home, not just a few rooms.
- Tenant control: Heating must be “programmable”, meaning tenants must have access to a thermostat or programmer to control timing and temperature.
5. Damp and mould (Criterion E – New)
In response to the tragic death of Awaab Ishak, a new standalone criterion requires homes to be free from damp and mould. This is intended to be preventative; landlords are expected to act as soon as damp is reported, rather than waiting for it to become a severe health hazard.
What was dropped?
Following the 2025 consultation, the government listened to landlord feedback and removed several proposed requirements to keep costs manageable.
For example, landlords will not be legally required to provide carpets or lino at the start of a tenancy or need to upgrade all doors and windows to “Part Q” building regulations, unless you are replacing them anyway.
Implementation: When does this start?
The government recognises that these upgrades take time and capital. They are proposing a long-term implementation window.
The updated DHS is expected to become an enforceable requirement in the private rented sector by 2035 or 2037. However, some elements (like Awaab’s Law and new energy standards) will likely be introduced sooner.
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Fines and penalties
Local authorities will be responsible for enforcing the DHS in the private rented sector.
- Type 1 Failures: For serious hazards, councils have a duty to act and can issue immediate civil penalties of up to £7,000.
- Type 2 Failures: For less urgent disrepair, councils have the power to issue improvement notices.
- Maximum fines: For landlords who ignore enforcement notices, the maximum fine will increase from £30,000 to £40,000.
Final thoughts
The introduction of the Decent Homes Standard to the private rented sector is a move toward professionalising the sector. While the 2035 deadline feels far away, the direction of travel is clear: proactive maintenance is cheaper than reactive repair.
By tackling damp, updating heating systems, and ensuring kitchens and bathrooms are in good order now, you can avoid the steeper fines and mandatory enforcement actions coming down the road.