The Decent Homes Standard (DHS) was originally applied to social housing in the early 2000s, but when the Renters’ Rights Bill becomes law, a new DHS will be extended to private landlords letting property in the private rented sector.
Check out our article about the Decent Homes Standard which explains what the DHS is and the background to it. It is anticipated that the new revised standards, when announced, will be similar. Sean Hooker, Head of Redress at Property Redress, adds:
“We know that the vast majority of landlords already take their responsibilities seriously, and the data backs that up - around 79% of privately rented homes already meet the existing Decent Homes Standard. Even with the proposed changes, landlords who are maintaining their properties properly and complying with existing regulations shouldn't be overly concerned. However, there are some important differences that landlords should be aware of. For example, under the current rules, a heating system would only be considered in disrepair if it’s both old and in poor condition. Under the new proposals, even a newly installed system that’s been poorly maintained could fall short of the standard.”
The new standard is currently subject to a consultation that opened on 2 July 2025 - Consultation on a reformed Decent Homes Standard for social and privately rented homes – and will close on 10 September 2025. The Government’s proposal is that a reformed DHS will establish the minimum housing standards that tenants in both social and private rented sectors can expect from their landlords.
Landlords won’t need to take immediate action just yet - the new standard is still some way off becoming law. Current proposals suggest implementation won’t happen until 2035 or even 2037, allowing for a long lead-in period. That said, it’s worth being aware of what’s coming.
“A significant change is the expected alignment with Awaab’s Law, meaning landlords will need to demonstrate clear action on damp and mould – an issue that is currently under separate consultation. On top of that, new criteria are being introduced around property features like security measures to stop intruders, the presence of window restrictors where applicable, the quality of floor coverings, and minimum space and condition standards for kitchens, bathrooms and toilets. This is why I strongly urge all landlords to engage with the consultation. It’s not just about compliance - it’s about shaping the future of the rental sector. How these standards are enforced will be just as important as what’s written on paper.”
Landlords should be aware that penalties for safety breaches will be increased - The Bill will introduce stronger penalties for landlords who violate safety regulations. Maximum civil penalties for serious and repeated breaches will increase from £30,000 to £40,000. Local councils will also be able to issue fines of up to £7,000 for landlords failing to address serious hazards and for illegal evictions, which were previously only handled by courts. See landlord fines and how they are applied.
The consultation outlines five core criteria that future rental properties will be expected to meet, with the aim of setting a clearer, legally enforceable minimum standard across both the social and the private rented sector:
Awaab’s Law, which will be applied to the private rented sector as part of the DHS, will be a game changer as far as landlords are concerned. It places clear responsibility for tackling damp and mould, a serious category 1 hazard in rental properties, squarely with the landlord. Check out our guide to identifying and preventing damp, mould and condensation, which provides lots of practical advice to support landlords.
The new law will be fully implemented in the social housing sector from October 2025, and will follow later for private landlords with the implementation of the Renters’ Rights Act, currently anticipated sometime in 2026.
While the final wording of the legislation for the private rented sector is still to be confirmed, it’s likely to mirror the draft guidance for Awaab’s Law in the social sector. But please note, the information in this guide is based on what we know so far and should not be taken as legal advice. If in doubt, speak to a qualified professional before making any decisions.
These ten tips are designed to help you stay ahead of the curve by making sure your properties are well maintained and compliant with future regulations. That means keeping your property in a good state of repair, providing modern and functional facilities and services, and making sure there is a reasonable degree of thermal comfort and the property is free from category 1 hazards as defined by the Housing Health and Safety Rating System (HHSRS).
The proposed Decent Homes Standard (DHS) sets a clear expectation that landlords take a preventative and proactive approach to property maintenance. That means dealing with minor issues before they become major problems. Timely responses to repair requests not only help maintain your property but also reduce the risk of local authority enforcement action and fines. Make sure you keep a clear record of all inspections, tenant complaints, and the steps you’ve taken to resolve them as this can be vital evidence if needed.
Encourage early reporting of repair and health and safety issues by keeping in regular contact with tenants. It’s a good idea to share seasonal advice to prevent problems from escalating - check out our guidance on landlords’ and tenants’ property repair responsibilities.
Regular property inspections are essential - make sure you give your tenants proper notice, carry out checks thoroughly using a risk assessment checklist and document everything. Look out for early warning signs such as black mould, water marks or musty smells. Keeping detailed records of inspections and actions taken will help protect you if you're ever challenged by your local authority or the courts.
Under Awaab’s Law, you’ll be expected to act quickly and effectively when issues arise, so don’t wait for tenants to escalate complaints to the local authority, the ombudsman or legal claims. If you spot damp or mould or your tenant reports it, the onus is on you to take action straight away and fix it. That means removing any visible mould and tackling the underlying cause. In some cases, this may also involve advising your tenants on how their behaviour can help prevent condensation-related issues. Check out our article on damp, mould and condensation for more advice and share our damp and mould tenant’s checklist with your tenants.
Poor ventilation is one of the main causes of condensation and mould, particularly in kitchens and bathrooms where moisture builds up quickly. Installing humidity-controlled extractor fans and fitting trickle vents to window frames can make a big difference.
It’s also a good idea to share simple moisture-control tips with your tenants, such as using pan lids when cooking, opening windows regularly, and drying clothes outdoors or on clothes racks where possible – not on radiators. Helping tenants understand how their day-to-day habits contribute to damp issues can reduce the risk of mould developing.
A warm house is a big defence against condensation and mould, and good insulation makes sure your tenants can keep their house warm at minimal cost.
EPC and minimum energy efficiency standards are getting more stringent all the time. By meeting the latest EPC rating – ideally EPC grade “C” or above – you will reduce heating loss and support your tenants’ comfort and cost of heating.
Check out the Government’s EPC guidance and our article on EPCs and minimum energy efficiency laws (MEES). You may also like to listen to our podcast, ‘EPCs, MEES and the future of renting’, with Damian Thompson, Director of Landlord at Nationwide
A reliable heating system is essential as colder months approach, and it’s now a regulatory requirement. Under the proposed DHS, every habitable room must have an adequate source of heat.
Make sure boilers are professionally serviced ahead of winter, system pressure is checked, and that tenants know how to keep the property warm enough to prevent pipes from freezing - frozen pipes can lead to costly leaks and major damage. A little preparation goes a long way.
Having an efficient heating system not only makes sure that your tenant’s home is warm, but it also minimises their heating bills, encouraging them not to skimp on heating, thereby creating damp issues. The latest gas and oil boilers are much more efficient that older types, so consider replacing them if you need to.
If you have gas in the property, make sure you follow your legal obligations regarding annual gas safety checks. You should have regular electrical system checks carried out by a qualified electrician as well.
See our guide to preparing your boiler for winter, our guide to electrical safety certificates, and our ultimate guide to gas safety for more information.
Radiators that aren’t heating up properly may just need bleeding to remove trapped air, but tenants often don’t realise this. Show them how to bleed radiators safely and how to re-pressurise the boiler afterwards to keep the system working efficiently.
Providing simple heating tutorials or written instructions can go a long way in helping tenants manage small issues themselves and avoid unnecessary callouts. Supporting your tenants in this way also helps make sure your property stays warm, energy efficient and compliant over the winter months. You can include this information in a tenant welcome pack.
Double glazing is almost a standard feature in most well insulated homes today. Make sure that your rental property has a decent, ideally the latest, standard of double glazing for windows and doors and good draught proofing. This will improve heat retention and play a big role in keeping your property energy efficient and comfortable – both key requirements under the proposed DHS.
Safety is just as important under the new DHS. Make sure child-resistant window restrictors are fitted on upper floors or anywhere there’s a risk of falls, and that they can be easily overridden by an adult in case of emergency.
Fire safety should also be a priority. Check that fire doors and door closers are installed where needed, and that all windows and external doors can be opened quickly in an emergency. If in doubt, ask a fire safety officer or your local authority building control for advice.
Your regular inspections and risk assessments will identify hazards including electrical hazards and fire safety measures. Make sure all escape routes are clear and that smoke and carbon monoxide (CO) alarms are working.
Check that floor coverings are safe from causing trips, especially on stairs, and that stair handrails are secure - local authorities will be able to inspect without notice in future.
Check out our ultimate guide to fire safety regulations for landlords and our ultimate landlord guide to electrical hazards for more useful advice.
The proposed Decent Homes Standard makes it clear that a property must be in a reasonable state of repair inside and out. That means regularly checking the structure of your rental property - walls, roof, guttering, doors and drains - for signs of wear or damage and carrying out repairs promptly.
Don’t forget the outside space. Paths, driveways, gardens, fences, gates and any outbuildings should be safe, secure and well maintained. Staying on top of external upkeep not only protects your investment but also helps makes sure your property meets the expected standard.
With the proposed Decent Homes Standard setting higher expectations for property condition and tenant safety, having the right landlord insurance in place is more important than ever. A comprehensive policy should go beyond basic cover - look for protection that includes public liability, legal expenses and rent protection, and alternative accommodation for your tenants in an emergency.
Total Landlord’s award winning landlord insurance is recommended by the National Residential Landlords Association (NRLA). Our Premier policy includes cover for accidental and malicious damage, and we offer legal expenses and rent protection insurance to safeguard both your property and your rental income and protect you from costly legal disputes.
Steve Barnes, Head of Broking at Total Landlord, explains:
““As the rental market undergoes some of the biggest changes in a generation with the introduction of the Renters’ Rights Bill and the extension of the Decent Homes Standard to private landlords, it’s never been more important to run your portfolio like a business. That means being professional, accountable, and proactive about risk management. Comprehensive landlord insurance plays a vital role in that. From protecting your income with rent protection cover to legal expenses and liability protection if things go wrong, the right policy offers peace of mind in an increasingly regulated landscape. At the same time, the new standards will make regular inspections and robust record-keeping more than just best practice - they’ll become essential for compliance. That’s why landlords need to be confident that their insurance aligns with these evolving responsibilities and gives them the protection they need.”
Landlords should respond to the DHS consultation before 10 September 2025
