Decent Homes Standard 2026: What Every Landlord and Tenant Needs to Know

The Decent Homes Standard exclusively applied to social housing for 25 years. There was no legal obligation for private landlords to comply. On 28 January 2026, that changed. The government confirmed that the new standard now also includes private rented homes under the Renters’ Rights Act 2025.

There are now about 1.5 million rental properties that are currently too cold, too damp, or falling into disrepair in England.

If you are renting property in England then full compliance is required by 2035. But Category 1 hazards are enforced right now, while the MEES energy efficiency deadline hits on 1 October 2030.

This guidance applies to England only. Scotland, Wales, and Northern Ireland each have their own separate housing quality frameworks.

Real Estate Agents London deals with properties for landlords of different sizes throughout the capital. We know the local market and understand the regulations. From day-to-day management to keeping portfolios ready for changes like the new Decent Homes Standard, our clients trust us to handle it all.

What is the Decent Homes Standard?

The Decent Homes Standard was first introduced in 2000-2001 under the Blair government, with the 2006 update aligning it to the Housing Act 2004 and the Housing Health and Safety Rating System (HHSRS). It sets a minimum quality benchmark that every rented home must meet, mainly for tenants’ safety. It defines rules on what’s considered a “decent” property in England and sets a threshold for landlords as well to improve their existing homes to modern living standards. 

We can call DHS a “baseline”. Any property that does not fall within these set criteria is classified as a “non-decent” home. It covers the basics like safety, repair, facilities and other protection from other housing hazards that every tenant deserves rather than focusing on simple home improvements. 

Who Does it Apply to?

The original DHS applied only to social housing (council homes and housing associations). But the government confirmed under the Renters’ Rights Act 2025 that the new DHS will apply to both social as well as private rented homes across England from 2035. 

Around 4.7 million households rent privately in England, the highest number on record. And more than one in five of those homes currently fails to meet even the existing standard. 

The English Housing Survey 2024–25 shows around 78% of private rented homes currently meet the Decent Homes Standard, meaning 22%, more than one in five, are non-decent.

It’s not only a problem in the private sector. There were around 4.5 million socially rented homes in England in 2024/25, which means an estimated 450,000 of them are still below the current standard.

The government designed new DHS rules to raise the bar for what is now considered a decent home and make rented homes safer, warmer, and healthier for tenants.

5 Criteria of the New Decent Homes Standard

Under the updated DHS, to be defined as “decent”, a home must meet the following five core criteria:  

Criterion A: Free of Most Dangerous “Category 1” Hazard

Every home must be free from the most serious (category 1) health and safety hazards under the Housing Health and Safety Rating System (HHSRS). If the property has even one of these category 1 hazards, it will fail in terms of decency. 

This criterion is largely unchanged from the existing law. If your property already meets the Homes (Fitness for Human Habitation) Act 2018, a duty private landlords already have today, you are likely already compliant with Criterion A.

The HHSRS covers 29 hazards. Those that fall into Bands A to C are Category 1. However, category 2 contains hazards from Band D to J, which are less hazardous.

A Category 1 hazard is one that HHSRS assesses as carrying a high likelihood and high severity of harm.  This doesn’t indicate that the property automatically needs medical attention within 12 months. The HHSRS rates each hazard on the likelihood of an incident and the likely severity of its outcome. Anything scoring in Bands A-C is Category 1 and must be addressed without delay.

Common category 1 hazards include: 

• Severe damp and mould
• Dangerous electrical wiring 
• Fire risks
• Structural collapse risks
• Risk of falls from windows or stairs 
• Carbon monoxide exposure 
• Excess cold

Hazards falling under Bands D to J are Category 2 hazards. These are considered less serious and do not automatically mean a property will fail, but landlords are still required to deal with them as part of their reasonable repair duties.

Criterion B: Reasonable State of Repairs

The second criterion removes age-based assessments. If any component needs to be replaced, it must be decided on the basis of its condition and performance. 

This criterion works on two levels: 

1. One or more key building components must not be in a state of disrepair. This now includes kitchens, bathrooms, roofs, windows, doors, chimneys, and wall structures.
2. Two or more other building components must be in a reasonable state of repair.

This is a relief for landlords who already maintain their properties consistently. Previously, a fully functional kitchen could fail the standard simply because it was old. Now, components are judged on how well they’re working, not when they were fitted. This removes a common source of unnecessary or costly replacements.

Criterion C: Modern Facilities and Services

This criterion does not focus on structural elements and repairs. Instead, it examines whether the property is genuinely functional. The government set some core facilities and services that a rented home must provide. But there are different thresholds for houses and flats. To be classed as decent, houses need to meet at least 2, while flats must meet at least 3 of the following features: 

• A kitchen with adequate space and layout 
• An appropriately located bathroom and WC 
• Adequate external noise insulation 
• Adequate size and layout of common areas for blocks of flats 

Focus is on usability, layout, and suitability for everyday use, so they will not be assessed by age. 

Window Restrictors

All rented homes must have child-resistant window restrictors fitted on any window that poses a fall risk. The restrictor must be overridable by an adult. A window is a fall risk if all four conditions apply:

Restrictors limit how far a window opens while still allowing ventilation. For most landlords, this is a simple and low-cost fix.

RoSPA estimates that around 10 children die each year in the UK from falls in the home, with windows and balconies among the leading causes, alongside stairs.

Criterion D: Degree of Thermal Comfort and Energy Efficiency (MEES)

Homes must have a heating system to keep the temperature of the entire property warm, not just one or two rooms. Tenants must also be able to control the temperature and its timing throughout. If portable electric heaters are used to compensate for an inadequate central system, homes fail this criterion. 

It is directly linked to the new Minimum Energy Efficiency Standards (MEES), and the deadlines are different from the rest of the DHS. The new framework assesses a property against three measures:

Fabric performance: how well the building holds heat through its insulation, walls, windows, and roof

Heating system: how efficient the heating system is, and how much environmental impact it has

Smart readiness: whether the property can use smart and renewable technologies such as solar panels and heat pumps

In the private rented sector, landlords must reach EPC C or equivalent by 1 October 2030. Fabric improvements come first, then heating and smart readiness upgrades. A £10,000 cost cap applies, and exemptions are available if the standard cannot be met within that limit.

In the social rented sector, providers must meet EPC C or equivalent against at least one metric by April 2030, and the second metric by April 2039.

Criterion E: Free of Damp and Mould 

Damp and mould now have their own specific compliance requirement that is different from the hazards assessment under Criterion A. It is designed to ensure that landlords identify and take a proactive approach to address issues rather than waiting until a tenant reports a problem. Any home with a damp and mould hazard assessed within bands A to H of HHSRS does not meet this criterion.

The All-Party Parliamentary Group on Households in Temporary Accommodation found that 104 children died in temporary accommodation between April 2019 and March 2025.

Decent Homes Standard: A Short History

The Decent Homes Standard began life as a 2000 policy target, formally launched in 2001 under the Blair government, to tackle the poor condition of social housing stock across England. At that time, a large proportion of social homes had leaking roofs, broken boilers, and outdated kitchens.

It set four criteria: no serious hazards, reasonable repair, modern facilities, and basic thermal comfort. The government’s original target (Public Service Agreement 7) was for all social housing to meet the standard by 2010. Some councils received extensions beyond that date.

But the 2006 revision aligned the DHS with the Housing Act 2004 and introduced the Housing Health and Safety Rating System (HHSRS). It also introduced age-based rules for kitchens and bathrooms.

Private landlords were not covered.

Extension to the Private Rented Sector

The Conservative government tried to extend the DHS to private landlords through the Renters (Reform) Bill in 2023. The Bill fell before the 2024 election.

Labour picked it up. The Renters’ Rights Act 2025 received Royal Assent in October 2025. Two months later, on 28 January 2026, the government published its policy statement confirming the new standard and the 2035 enforcement date.

What’s the difference between the original Decent Homes Standard and the proposed “Decent Homes Standard 2”?

What The New DHS Sets Out To Do

The updated standard has one goal: to create a single minimum housing quality benchmark that works for both social and private rented homes and that landlords and tenants can actually understand and use.

To get there, the government has introduced several key changes:

• Condition over age: Properties pass or fail based on the actual condition of their components, not how old they are
• Better Facilities: Landlords must provide a higher standard of basic amenities across all rented homes
• Damp and mould get their own standalone criterion, separate from the general hazard assessment
• Window restrictors are required in any home where a window poses a fall risk to children
• Energy Efficiency: All social homes must reach EPC C by 2030 under a new Minimum Energy Efficiency Standard
• The government is also gathering evidence on additional requirements, including floor coverings at the start of a tenancy and minimum home security standards

How the new Decent Homes Standard fits with other regulations

The Decent Homes Standard works alongside several other regulations. Each one adds a layer of obligation for landlords and a layer of protection for tenants.

Homes (Fitness for Human Habitation) Act 2018

This is the existing legal duty that already requires private landlords in England to ensure their properties are fit to live in, including being free from Category 1 hazards. If you comply with this Act today, you have already met most of Criterion A of the new DHS. 

The 2018 Act gives tenants a direct route to sue their landlord through the courts. The DHS adds local authority enforcement powers on top of that.

Renters’ Rights Act 2025

The Renters’ Rights Act 2025 is the legislation that brings the DHS into the private rented sector. It places a legal duty on landlords to meet DHS requirements and gives local authorities enforcement powers.

It also abolished Section 21 (from 1 May 2026), introduced the PRS Landlord Ombudsman, and created a national Private Rented Sector database, which begins its regional rollout from late 2026.

Awaab’s Law

Awaab’s Law came into force for social housing in October 2025 following the death of two-year-old Awaab Ishak, who died in 2020 after prolonged exposure to mould in his Rochdale flat. For social landlords, it currently requires:

• Investigation of damp and mould reports within 10 working days
• Significant repairs started within 5 working days where a health risk exists
• Emergency hazards addressed within 24 hours

Once extended to the private rented sector, private landlords will face the same enforceable timeframes. Criterion E of the DHS and Awaab’s Law work as a pair. The standard defines what is unacceptable, and Awaab’s Law sets the timelines for fixing it.

Minimum Energy Efficiency Standards

MEES sets the minimum EPC rating a rented property must achieve. Currently, private rentals must meet EPC E as a minimum. The new threshold of EPC C by 2030 is added directly into Criterion D of the DHS.

Exemptions exist for listed buildings and properties, if costs exceed the cost cap, or if a tenant refuses access. These are narrow, must be formally registered, and do not last forever.

Housing Health and Safety Rating System

The HHSRS is the technical framework behind Criterion A. It scores 29 potential hazards in a property. Category 1 hazards are the most serious and are what the DHS requires landlords to eliminate.

The government updates the HHSRS to make it easier to use. However, the list of what counts as a Category 1 hazard is not changing.

Decent Homes Standard Checklist: What You Should Do Now

The new Decent Homes Standard comes into full effect in 2035, but several requirements are already active. Waiting until the deadline is not an option. The earlier you assess your properties, the more control you have over costs and timelines.

Use the checklist below to go through each criterion and work out where your properties stand right now.

What Will Compliance Actually Cost?

• Social rented sector: the mean cost to meet the new standard is £5,937 per dwelling, which is lower than the £8,476 mean cost of meeting the existing 2006 standard.
• Private rented sector: the mean cost to meet both the existing and new standards is similar, around £11,000 per dwelling.
• Most landlords will pay less than the average suggests. Median costs are £3,527 (social) and £4,921 (private), much lower than the means.

Penalties for Non-Compliance

The government has strengthened enforcement powers alongside the new standard. Landlords who fail to comply will face real financial and legal consequences.

Fines and Criminal Liability

Category 1 hazard failures (Criterion A)

Local authorities have a legal duty to take enforcement action and can issue on-the-spot fines of up to £7,000.

Other DHS failures

Local authorities have the power to act but no legal duty to do so. The maximum civil penalty has been increased from £30,000 to £40,000. Councils can issue these fines directly, without going through the courts first.

Criminal prosecution

Serious or repeated non-compliance can lead to criminal prosecution with an unlimited fine, used as an alternative to a civil penalty. The Renters’ Rights Act also introduces the possibility of a banning order offence, which can prevent a landlord from letting properties for a set period.

Rent Repayment Orders (RROs)

From 1 May 2026, tenants can apply to the First-tier Tribunal to reclaim up to 24 months of rent for certain landlord offences, including breaches of the Decent Homes Standard.

Local Authorities and the PRS Ombudsman

Local authorities are the primary enforcement body in the private rented sector. They can inspect properties following a tenant complaint, and have the power to issue improvement notices, prohibition orders, and financial penalties. In our experience, councils in London have been increasing the frequency of proactive inspections, particularly in areas with higher concentrations of older housing stock.

The PRS Landlord Ombudsman Service is expected to be operational by 2028. It will give tenants an additional route to resolve disputes without going to court. All private landlords will be legally required to register as members. 

The single most important thing we tell every landlord we work with is this: keep clear records. Documented inspections, repair logs, and written communications with tenants are your first line of defence if enforcement action is taken. Landlords who cannot show evidence of what they did and when they did it are the ones who end up paying the largest penalties.

Can Tenants Withhold Rent Over DHS Breaches?

Withholding rent is not a legal remedy under the Decent Homes Standard and is not recommended. Doing so can put your tenancy at risk and leave you liable for rent arrears, even if your landlord is in breach of their obligations.

The correct routes are:

• Report the issue to your landlord in writing and keep a record
• If the landlord does not act, report it to your local council’s housing team
• Apply to the First-tier Tribunal for a Rent Repayment Order: This allows you to reclaim up to 24 months of rent through a legal process rather than withholding it unilaterally.

A Rent Repayment Order is the proper legal mechanism for recovering money where a landlord has failed in their obligations. It protects the tenant legally and puts financial pressure on the landlord at the same time.

Final Verdict

The new Decent Homes Standard changes everything for private landlords in England. The same minimum quality requirements that apply to social housing now apply to private rented homes as well. 

2035 is the enforcement date, which gives landlords some time, but not as much as it seems. The 2030 MEES deadline is approaching, and Category 1 hazard enforcement is already active. In case of non-compliance, fines can reach £40,000, tenants can reclaim up to 24 months of rent, and repeated failures can even lead to criminal prosecution. 

From our work with London landlords, one thing is clear: those who plan now and keep proper records stay compliant, and their properties generate income without interruption.

Need help staying compliant? Let our London property management team manage all aspects, from regular inspections and maintenance records to tenant communications and regulatory changes.

Frequently Asked Questions