Decent Homes Standard Extended to Private Rentals: What to Expect

The Decent Homes Standard is a minimum quality benchmark for residential properties. It was introduced in 2000 for social housing and has been credited with transforming the quality of council homes and housing association properties over the past two decades.

The Renters' Rights Act 2025 extends the Decent Homes Standard to private rented properties for the first time. This is one of the most significant provisions in the Act, affecting an estimated 4.6 million private rented homes in England.

A decent home must meet five criteria:

1. Free from Category 1 hazards under the Housing Health and Safety Rating System (HHSRS)

2. In a reasonable state of repair

3. Has reasonably modern facilities and services (kitchen, bathroom, heating)

4. Provides adequate thermal comfort (effective insulation and efficient heating)

5. Meets minimum energy efficiency standards (currently EPC Band E or above)

Properties that fail any one of these criteria are classified as "non-decent." The government's English Housing Survey estimates that over 20% of private rentals currently fail the Decent Homes Standard, meaning around 1 million tenants live in homes that do not meet the minimum benchmark.

1. Free from Category 1 hazards

The Housing Health and Safety Rating System (HHSRS) assesses 29 potential hazards including excess cold, damp and mould, fire, falls, electrical hazards, and carbon monoxide. A Category 1 hazard is one that poses a serious risk to health or safety. Examples: a broken boiler in winter (excess cold), severe rising damp (damp and mould), exposed wiring (electrical hazards).

2. Reasonable state of repair

Key building components (walls, roof, windows, doors, heating, plumbing, electrics) must be in a reasonable condition. The standard does not require brand-new fittings, but components that are old, deteriorating, or not functioning properly will fail. A 30-year-old boiler that works reliably might pass; one that breaks down monthly would fail.

3. Reasonably modern facilities

The kitchen must have adequate space, a sink, food preparation area, and cooking facilities. The bathroom must have a bath or shower, a basin, and a toilet. Facilities installed more than 20 to 30 years ago that have not been updated may fail this criterion, depending on condition.

4. Adequate thermal comfort

The property must have effective insulation and an efficient heating system. This typically means cavity wall insulation (where feasible), loft insulation of at least 200mm, and a heating system that can maintain comfortable temperatures throughout the home.

5. Minimum energy efficiency

Private rental properties must already have a minimum EPC rating of Band E under the Minimum Energy Efficiency Standards (MEES) regulations. The Decent Homes Standard reinforces this requirement and the government has signalled that the minimum may be raised to Band C by 2030.

Use our property check tool to assess your property's EPC rating, and our damp check tool to evaluate damp and mould risks.

The government has set 2035 as the target for full compliance with the Decent Homes Standard across the private rented sector. This gives landlords approximately 9 years from the Act's passage to bring their properties up to standard.

The timeline is deliberately generous to avoid a sudden compliance cliff that could destabilise the market. However, enforcement will begin well before 2035:

• Immediate: Councils can already take action against Category 1 hazards under the Housing Act 2004
• From 1 May 2026: The Decent Homes Standard is legally binding. Councils can begin issuing improvement notices for the most serious failures.
• 2027 onwards: As the PRS Database becomes operational, councils will have better data to identify non-compliant properties and prioritise inspections
• 2030: Expected tightening of EPC minimum to Band C
• 2035: Full compliance expected. Properties that still fail the standard will face escalating enforcement

Landlords who own properties with major issues (no central heating, single glazing, significant damp problems) should start planning improvements now rather than waiting for enforcement.

Enforcing the Decent Homes Standard across the private rented sector will require significant council capacity:

Staffing: Councils need trained HHSRS inspectors, enforcement officers, and legal staff. The £18.2 million in government funding for 2025/26 will help, but many councils will need to recruit and train additional staff over the coming years.

Inspection capacity: With over 4.6 million private rented homes in England, councils cannot inspect every property. A risk-based approach is essential, prioritising:

Data integration: The PRS Database will be a key tool for identifying non-compliant properties. Councils should plan how to integrate the national database with their local housing, council tax, and licensing records.

Legal capacity: The expanded civil penalty regime means more penalty notices, more representations to consider, and more tribunal appeals. Councils need legal officers experienced in housing enforcement and civil penalty proceedings.

Tenant engagement: Councils should proactively communicate tenants' rights under the Decent Homes Standard and make it easy to report substandard conditions. Use our property check tool as a reference for the kind of data tenants can gather before contacting the council.

Even though the full 2035 deadline is years away, the Decent Homes Standard is already legally binding. If your property fails any of the five criteria, you have options:

1. Report it to your landlord in writing: Describe the issue, reference the Decent Homes Standard, and set a reasonable deadline for remediation.

2. Contact your local council: If the landlord does not act, report the issue to the council's housing enforcement team. They can inspect the property and issue an improvement notice.

3. Use our tools: Run a property check for a comprehensive overview, use the damp check for mould-related issues, and check your EPC rating for energy efficiency.

4. Apply for a rent repayment order: If the landlord fails to comply with an improvement notice, you can apply for an RRO covering up to 24 months of rent.

Remember, your landlord cannot evict you for raising these issues. Section 21 is abolished, and retaliatory eviction using Section 8 grounds is protected against under the Renters' Rights Act 2025.

If you are unsure whether your property meets the standard, start with our free property check. It covers EPC ratings, crime data, flood risk, air quality, and more, giving you an evidence base before you approach your landlord or the council.