What Is the Decent Homes Standard and How Will It Apply to Private Landlords?
If you’re a landlord in England, you may soon be required to meet a new set of minimum housing standards, even if your property is already let.
If you’re a landlord in England, you may soon be required to meet a new set of minimum housing standards, even if your property is already let.
The Decent Homes Standard (DHS) previously only applied to social housing, but is now being extended to the private rented sector (PRS) as part of the government’s wider rental reforms. This move is likely to bring fresh compliance and upgrade obligations to private landlords, especially those with older or less energy-efficient properties.
What Is the Decent Homes Standard?
First introduced in 2001, the Decent Homes Standard is a government framework used to assess whether a property meets a basic level of quality.
A home is considered “decent” under the framework if it:
- Is free from serious health and safety hazards (under the Housing Health and Safety Rating System)
- Is in a reasonable state of repair
- Has reasonably modern facilities and a functional layout
- Provides effective insulation and heating
Up until now, this standard has applied only to council and housing association homes. However, the government has confirmed it plans to extend the standard to the private rented sector as part of changes introduced in the Renters (Reform) Bill.
When Will the Decent Homes Standard Apply to Private Landlords?
The DHS is expected to become law for private landlords in 2026, following the passage of the Renters (Reform) Bill, which is currently making its way through Parliament.
The government confirmed this plan to apply the Standard to the private rented sector, but the timeline for its introduction has not yet been finalised. Implementation will likely be phased, starting with new tenancies and later extending to existing lets.
Why Is This Change Happening Now?
According to the government, over 20% of privately rented homes currently fall below the Decent Homes Standard. The reform aims to level the playing field for tenants by ensuring that all renters — whether in social housing or in the private rental sector — are able to live in safe, secure, well-insulated, and well-maintained homes.
The government has made improving the rights of tenants a key tenet of their policy agenda, and creating legislation that puts pressure on private landlords to invest in their properties is central to those aims.
What Will Landlords Need to Do?
If your property is modern, energy efficient, and regularly maintained, you may already meet the Standard. But older or minimally updated homes may need improvement.
Examples of likely upgrade areas include:
- Damp or mould remediation
- Heating and insulation upgrades
- Electrical or fire safety improvements
- Replacement of outdated kitchens and bathrooms
- Fixing hazards identified under the Housing Health and Safety Rating System (HHSRS)
What Will It Cost?
The cost of upgrades will vary, but landlords should prepare to pay £1,000–£10,000+ per property depending on its condition and age.
Some energy-related work may qualify for grants under ECO4 (Energy Company Obligation), Boiler Upgrade Scheme, or the Local Authority retrofit programs. However, most DHS-related upgrades will be the landlord’s responsibility and they will have no legal right to pass these costs on to tenants through rent surcharges.
What If My Property Cannot Meet the Standard?
Landlords may be able to apply for a formal exemption under specific circumstances. These include:
- Listed properties where structural upgrades are restricted
- Properties where upgrades are technically not feasible
- When the improvements are not cost-effective (subject to defined thresholds)
These exemptions will be time-limited and will require evidence. They should not be considered an easy or permanent workaround to the regulations.
What Will Happen If a Landlord Fails to Upgrade Their Property?
Non-compliant landlords may face:
- Enforcement notices
- Civil penalties
- Possible inclusion on a rogue landlord register
What Does This Mean for Older Buy-to-Let Properties?
The introduction of the Decent Homes Standard will put pressure on landlords with older rental stock and low-yield or poorly maintained properties. These come in the wake of a series of other regulatory and financial burdens that have been placed on landlords in recent years, including tax, licensing, and Section 21 changes.
For some landlords, especially those managing small portfolios, this may be the final push to exit the rental market.
Let Housemartin Handle the Compliance — You Just Earn the Income
At Housemartin, we lease the majority of our homes to regulated housing associations, which are already legally required to meet the Decent Homes Standard. Our properties are professionally maintained and regularly inspected, and their compliance requires no action from you as an investor.
Navigating changing legislation is time-consuming, costly, and stressful. With Housemartin, you can:
- Earn inflation-linked income from professionally managed housing
- Avoid the admin, upgrades, and hassle of being a landlord
- Know your investment is properly managed and compliant with the new regulations.
- Help provide quality homes to people who need them most
Join thousands of hands-off investors who earn income by investing in residential properties on Housemartin. Sign up today.