Table of contents
Key points
- The government has confirmed a new Decent Homes Standard for social and private rented homes in England. It will apply to private landlords for the first time.
- Enforcement begins in 2035. Social landlords must comply from 1 April 2035.
- A home must meet 5 criteria: free of the most serious hazards, in reasonable repair, with core facilities, warm and energy efficient, and free of damp and mould.
- Councils will enforce it in the private rented sector. Fines for ignoring enforcement notices rise to £40,000, and on-the-spot fines of up to £7,000 are planned for the most serious hazards.
What is the Decent Homes Standard?
The Decent Homes Standard (DHS) sets the minimum condition a rented home must meet. The current standard dates from 2001, was last updated in 2006, and only applies to social housing.
In January 2026 the government published the new Decent Homes Standard policy statement. The reformed standard will apply to both social and privately rented homes, using powers in the Renters’ Rights Act.
Does the Decent Homes Standard apply to private landlords?
Yes, from 2035. Private landlords will have to meet the new standard, and councils will enforce it. Until then, private landlords must still meet existing rules, including the Housing Health and Safety Rating System (HHSRS) and the Homes (Fitness for Human Habitation) Act 2018.
| Date | What happens |
|---|---|
| January 2026 | New Decent Homes Standard confirmed for social and private rented homes |
| 1 October 2030 | Private rented homes must reach EPC C (or equivalent), part of the thermal comfort criterion |
| 2035 | New Decent Homes Standard enforced in the private and social rented sectors |
| 1 April 2035 | Social landlords must comply with the new standard |
The 5 Decent Homes Standard criteria
Criterion A: free of the most serious hazards
The home must have no Category 1 hazards under the HHSRS. The HHSRS covers 29 hazards, including fire, electrical hazards, carbon monoxide, excess cold, falls and damp and mould.
Criterion B: in a reasonable state of repair
A home fails if one or more key components, or two or more other components, are not in reasonable repair.
| Key components (17) | Other components (3) |
|---|---|
| Wall structure, internal walls and ceilings, chimneys, roof structure, roof covering, windows, external doors, kitchen, bathroom, electrical system, heating system, fire alarm systems, sprinkler systems, fire safety signage, internal doors, mechanical ventilation, lifts | Rainwater goods; balustrades, handrails and stair treads; door entry systems |
Kitchens and bathrooms are now key components. A kitchen fails if it needs major repair, or if more than one of these needs replacing: drinking water supply, hot water, sink, cooking provision, cupboards and worktop.
Criterion C: core facilities and services
- Flats need at least 3 of: an adequate kitchen, a suitably located bathroom and WC, adequate insulation from outside noise, and adequate common entrance areas.
- Houses need at least 2 of: an adequate kitchen, a suitably located bathroom and WC, and adequate insulation from outside noise.
- Window restrictors: child-resistant restrictors, which an adult can override, are required on windows that present a fall risk.
Criterion D: thermal comfort
The main heating must be able to heat the whole home, with heat in every room, and tenants must be able to programme it. Private rented homes must also reach EPC C (or equivalent) by 1 October 2030. See our guide to EPC rules for landlords.
Criterion E: free of damp and mould
A home is not decent if the landlord has not dealt with damp and mould. Landlords must fix reported problems and take steps to prevent them. This sits alongside Awaab’s Law, which the government is consulting on extending to private landlords.
Start with the safety checks
Gas, electrical and fire safety all count towards the Decent Homes Standard. Book your gas safety certificate, EICR and fire alarm check in one visit.
Decent Homes Standard checklist for landlords
- Gas safety: annual gas safety certificate (CP12) and a working, serviced boiler.
- Electrical safety: a satisfactory EICR at least every 5 years, with any C1 or C2 faults fixed.
- Fire safety: working smoke and carbon monoxide alarms, plus a fire alarm certificate and fire risk assessment for HMOs and shared areas. Fire doors in HMOs and blocks of flats should also have regular fire door inspections.
- Heating: heats every room and can be programmed by the tenant.
- Energy efficiency: a valid EPC, with a plan to reach C by 2030.
- Damp and mould: good ventilation, working extractor fans, and quick action on reports.
- Kitchen and bathroom: in good repair, with hot water, a sink, cooking facilities, a basin, a WC and a bath or shower.
- Windows: in good repair, with restrictors fitted where there’s a fall risk.
- Structure and roof: walls, roof, chimneys, gutters and doors in reasonable repair.
- Records: keep certificates, inspection reports and repair records in one place.
Enforcement and penalties
- Councils will enforce the standard in the private rented sector, using their Housing Act 2004 powers.
- Councils will have a duty to act on Category 1 hazards (Criterion A), and a power to act on the other criteria.
- The maximum fine for not complying with an enforcement notice rises from £30,000 to £40,000.
- A new power to issue on-the-spot civil penalties of up to £7,000 for Category 1 hazards is planned before the full standard applies.
How to prepare now
2035 sounds a long way off, but most of the standard is built on rules that already apply. Hazards under the HHSRS can be enforced today, and EPC C is due by 2030. Keeping your safety certificates up to date and fixing repairs quickly will cover much of what the new standard asks for. For the full list, see what certificates landlords need.
Frequently asked questions
What is the Decent Homes Standard?
It sets the minimum condition rented homes must meet. The new version covers 5 criteria: hazards, repair, core facilities, thermal comfort, and damp and mould.
Does the Decent Homes Standard apply to private landlords?
Yes. The new standard will apply to private rented homes in England, with enforcement from 2035.
When does the new Decent Homes Standard come into force?
It will be enforced from 2035. Social landlords must comply from 1 April 2035. The EPC C requirement for private rented homes applies earlier, from 1 October 2030.
What are the 5 criteria of the Decent Homes Standard?
A: free of Category 1 hazards. B: in reasonable repair. C: core facilities and services. D: thermal comfort. E: free of damp and mould.
What is the fine for not meeting the Decent Homes Standard?
Fines for not complying with enforcement notices rise to £40,000, and on-the-spot penalties of up to £7,000 are planned for Category 1 hazards.
Keep your rental safe and compliant
Gas safety certificates, EICRs, fire safety checks and EPCs for landlords across London, with digital certificates after every visit.
Sources: GOV.UK – The new Decent Homes Standard: policy statement; GOV.UK – Government response to the Decent Homes Standard consultation.
