Consultation on Decent Homes Standard Reform

The Ministry of Housing, Communities & Local Government has launched a 10-week consultation (2 July–10 September 2025) on modernising the Decent Homes Standard (DHS) and extending it for the first time to private rented homes in England. The proposals aim to raise safety and quality for tenants in both social and private rented sectors, tackling issues from disrepair and outdated facilities to damp, mould and thermal comfort (GOV.UK consultation). Guild members should consider the potential operational and financial impacts on property portfolios.

Policy Background

First introduced in 2001 for social housing and last updated in 2006, the DHS set four criteria: freedom from Category 1 hazards; reasonable state of repair; modern facilities; and adequate thermal comfort. Under the English Housing Survey, 10 per cent of social homes and 21 per cent of private rented homes remain non-decent (EHS 2023–24). Rising incidents of damp and mould, highlighted by the tragic death of two-year-old Awaab Ishak, have prompted calls for more robust standards.

“All tenants deserve to live in a safe, warm and decent home,” says Matthew Pennycook MP, Minister for Housing and Planning, in the foreword to the consultation document.

Alongside extending Awaab’s Law and Minimum Energy Efficiency Standards (MEES), the government seeks a unified DHS that is clearer, fairer and enforceable by the Regulator of Social Housing in the social sector and by local authorities in the private sector.

Key Proposed Changes

Redefining Disrepair (Criterion B)

The consultation proposes removing age thresholds: components would fail DHS based solely on poor condition, not age. Building elements such as kitchens, bathrooms, windows, roofs and fire-safety systems would be reclassified as “key” or “other” components, with expanded lists to include lifts, door-entry systems, damp proof courses and rainwater goods. Local surveyors and landlords are asked:

• Do you agree age should be removed from disrepair definitions?
• Are the proposed descriptive thresholds for “poor condition” practical?

Facilities and Safety Features (Criterion C)

Under current DHS, a home fails if it lacks three of six facilities (e.g. kitchen < 20 years old). The new standard would require at least three of four core facilities: adequate kitchen space; appropriately located bathroom & WC; external noise insulation; and communal entrance areas. Window restrictors would be mandated on all easily accessible windows presenting a fall risk to children (HHSRS bands A–C) (HHSRS guidance).

Thermal Comfort and Energy Efficiency (Criterion D)

The government will link thermal comfort to MEES, requiring PRS homes to meet at least EPC E now and EPC C by 2030, and SRS homes to adopt similar standards. The primary heating system must serve the whole home and be programmable.

Tackling Damp and Mould (Criterion E)

A new, standalone Criterion E would oblige landlords to keep properties free from damp and mould hazards up to HHSRS band H. This preventative approach complements Awaab’s Law, which sets statutory timescales for remediating serious hazards. Tenants and landlords are asked:

• Should DHS failures include all damp and mould up to HHSRS band H?
• Does this criterion reduce reliance on Awaab’s Law for basic maintenance?

Implementation and Impact for Landlords

The consultation suggests full DHS compliance by 2035 or 2037 in both tenures, with potential phasing of critical safety elements (e.g. window restrictors, hazard remediation) earlier. In social housing, the Regulator of Social Housing will issue a direction to adopt the new DHS within its Safety and Quality Standard (RSH guidance). In the private sector, the Renters’ Rights Bill will grant local authorities powers to enforce DHS failures through improvement and prohibition notices, civil penalties up to £7,000, and fines up to £40,000.

Responses

Respondents can submit comments via the online survey on Citizen Space or email to DecentHomesReview@communities.gov.uk.