Decent Homes Standard

1 Background
2 Consultation and outcome
3 New government and new Decent Homes Standards
4 Brief description of the DHS
5 Historical background policy notes
6 Related articles on Designing Buildings
7 External references.

[edit] Background

The idea for a Decent Homes Standard was first introduced in 1997, when the UK government considered there were 2.2 million non-decent homes. In July 2000, the Government announced a target to: ‘ensure that all social housing meets set standards of decency by 2010, by reducing the number of households living in social housing that does not meet these standards by a third between 2001 and 2004, with most of the improvement taking place in the most deprived local authority areas’.

In 2010, the original deadline by which improvements must be made to properties, the National Audit Office (NAO) found that over a million social homes had been improved the Programme. However, it suggested that ‘….there are risks to both the Programme’s completion and what has been achieved so far if a reliable funding mechanism is not put in place to deliver the remainder of the Programme and to maintain homes to a decent standard. Hundreds of thousands of families are still living in properties which are not warm, weather tight, or in a reasonable state of repair.’

The standard was still referred to by local and central government, and housing charities, but at the time the most recent version referred to the 2010 deadline, so its status was not clear. In 2012, The Chartered Institute of Housing suggested that there was a need to move forwards, stating that ‘A new standard is required, especially to face the challenge of upgrading the energy efficiency of the stock and to tackle wider environmental issues in estates.’

[edit] Consultation and outcome

On 2 July 2025, the UK's Ministry of Housing, Communities and Local Government (MHCLG) launched a consultation on proposed reforms to the Decent Homes Standard (DHS), running until 10 September 2025. This forms part of a wider package of housing quality reforms, including changes to Awaab’s Law, updates to Minimum Energy Efficiency Standards (MEES), the Housing Health and Safety Rating System Review, and the Renters’ Rights Bill.

The UK's Decent Homes Standard (DHS) is being updated iat the end of 2025 with a major consultation proposing to apply it to the private rented sector, introducing updated criteria for damp/mould, better energy efficiency (EPC C by 2030 goal), improved thermal comfort, and modernised facilities (kitchens/bathrooms).

Key changes aim to set a single standard for social and private rentals, incorporating Awaab's Law for faster hazard response and new enforcement powers for councils, with implementation rolling out over the next few years and more including:

Unified Standard: A common baseline for social and private rented homes.
Damp & Mould: Introduction of a specific standard for properties to be free from damp and mould.
Energy Efficiency: Linking to Minimum Energy Efficiency Standards (MEES), aiming for EPC Band C for social homes by 2030.
Facilities: Modernizing requirements for kitchens and bathrooms, focusing on functionality rather than age.
Thermal Comfort: Updated standards for warmth in homes.
Awaab's Law: Extending this to the private sector, giving tenants faster action for serious hazards.
Enforcement & Impact
New Powers: Local authorities gain powers to fine landlords up to £7,000 for non-compliance with serious hazards.
Landlord Duties: Stronger requirements for landlords to maintain safe and decent conditions.

[edit] New government and new Decent Homes Standards

Following their landslide victory in the Elections of 2024, the Labour government announced their intention to revise the National Planning Policy Framework, the NPPF consultation closed on 24 September. On 22 September 2024 ( and linked to the changes in the NPPF the government announced their intention seek measures to ensure decent homes for all and to consult on a new Decent Homes Standard for the rented sectors. A standard looking to ensure safe, secure housing is the standard people not just for social housing but also for private rented properties.

Under the previous conservative government Part 1 of the Social Housing Decent Homes Standard Review, concluded in autumn 2021, aimed to understand to what extent the current Standard is the right ask of the social housing sector today and to consider the case for change. The feedback made clear the standard remains broadly suitable and effective, but that updates may be beneficial. Part 2 of the review began in spring 2022 following the Levelling up white paper announcements exploring both the application of the Decent Homes Standard to the private rented sector and potential regulatory changes to the standard that would apply to both sectors. That government published a consultation on applying the Decent Homes Standard to the private rented sector, which ran from 2 September to 14 October 2022.

Awaab's Law was first announced and passed into law by the previous Conservative government under the Social Housing (Regulation) Act 2023. A law requiring social landlords to fix damp and mould within strict time limits, the first phase of which took effect in October 2025.

The government also announced its intention to introduce new access to information requirements for housing associations, to enable tenants from the 2.5 million households managed by housing associations to hold their landlords to account and drive up the quality of the housing and services they provide. This right will be further supported what is being described as a Competence and Conduct standard for the social rented sector to ensure staff have the right skills, behaviours and experience to carry out their role. The new standard, including qualification requirements for senior managers and executives, aims to raise standards across the sector, ensuring tenants, often the most vulnerable in society, receive a professional service and are treated with respect and dignity.

An extension of Awaab's Law to the private sector was announced in September 2024 as part of the Labour government's plans to introduce new powers through the Renters' Rights Bill. The government further confirmed these plans in early 2025, stating they would consult on how to apply the law to the private rented sector to support tenants to secure faster repairs, reducing health and safety risks.

[edit] Brief description of the DHS

The Decent Homes Standard (DHS) requires properties to meet four criteria:

Criterion A; being free from serious hazards under the Housing Health and Safety Rating System (HHSRS)
Criterion A; being in a reasonable state of repair
Criterion C; having modern facilities, and
Criterion D; providing adequate thermal comfort.

However, around 1.5 million rented homes fail to meet the standard, and thus the government has been consulting on reforms to ensure the DHS reflects modern expectations. Proposed updates include removing outdated age requirements for kitchens and bathrooms, focusing instead on the actual condition of key components such as heating systems, fire safety, and damp. Similarly, facilities would be assessed on adequacy rather than age, with homes needing to provide at least three of four core facilities including adequate kitchen, bathroom/WC, noise insulation, and common entrance areas.

Thermal comfort standards would also be updated to align with the Minimum Energy Efficiency Standards (MEES), currently EPC E, though the government is exploring whether higher standards, such as EPC C by 2030, should apply. Homes would also be required to have heating systems capable of warming the entire property with programmable controls. A new Criterion E would be introduced to tackle damp and mould, ensuring hazards up to HHSRS Band H are addressed, in line with Awaab’s Law. These reforms aim to establish a single, consistent benchmark for both private and social rented housing, improving safety, quality, and living conditions for tenants nationwide.

[edit] Historical background policy notes

The Spending Review 2002 extended the decent homes target to the private sector so that it applied to social housing i.e. that owned by Local Authorities and Registered Social Landlords (generally known as Housing Associations) and private housing occupied by vulnerable groups.

Guidance on how the standard would be assessed was published in July 2001 and then updated in April 2002 and again in 2004. In 2006 the standard was revised following the introduction of the Housing Act 2004.

The minimum standard requires that:

The property must be free of Category 1 hazards under the Housing Health and Safety Rating System.
It must be in a reasonable state of repair.
It must have reasonably modern facilities and services.
It must provide a reasonable degree of thermal comfort.

A property could fail the Decent Homes Standard if, for example, there is persistent damp, an electrical system in poor condition, an inadequate bathroom or kitchen, or it is too cold.

Local authorities have a duty to take enforcement action in relation to category 1 hazards and discretion to act in relation to category 2 hazards.

The standard is still referred to by local and central government, and housing charities, however, as the most recent version of the standard still refers to a deadline for improvements of 2010, its status no longer clear.

In 2012, The Chartered Institute of Housing suggested that there was a need to move forwards, stating that ‘A new standard is required, especially to face the challenge of upgrading the energy efficiency of the stock and to tackle wider environmental issues in estates.’

[edit] Related articles on Designing Buildings

[edit] External references.

A Decent Home: Definition and guidance for implementation June 2006, DCLG.
Sustainable communities: building for the future.
A Decent Home: The definition and guidance for implementation, 2004.
Quality and Choice: A Decent Home for All.
Decent Homes: Capturing the Standard at the Local Level which is the annex to Collecting, Managing and Using Stock Condition Information.
NAO, Report by the Comptroller and Auditor General HC 212 SesSIon 2009–2010 21 january 2010. The Decent Homes Programme.