The Renters' Rights Act 2025 (which received Royal Assent in October 2024) includes provisions to extend the Decent Homes Standard (DHS) to the private rented sector in England. Historically, the DHS applied only to social housing. The extension to the PRS is one of the most structurally significant property-standards changes in the Act, though its detailed implementation � the specific standard and enforcement mechanism for private landlords � is subject to separate consultation and secondary legislation.
The RRA 2025 provides the statutory power to extend the DHS to the PRS. The detailed PRS standard and enforcement regulations have not yet been finalised. Landlords should use the existing four DHS criteria as a planning benchmark and monitor MHCLG consultation outcomes. Awaab's Law (High HHSRS hazard response) is already in force.
What is the Decent Homes Standard?
The Decent Homes Standard is a property condition benchmark originally developed for the social housing sector in 2006. It sets four criteria that a home must meet to be classified as 'decent':
- Free from High HHSRS hazards: The property must not contain any hazard assessed as High (H) under the Housing Health and Safety Rating System (HHSRS). High (H) hazards include damp and mould, excess cold, excess heat, structural collapse risk, fire, falls on stairs, and others assessed as posing the greatest health risk
- In a reasonable state of repair: The key components of the property � roof, windows, doors, walls, plumbing, heating, electrics � must not be old and in disrepair, or old and likely to require replacement within three years. A property fails this criterion if it has one or more key components that are both old and require urgent replacement
- Reasonably modern facilities and services: The property must have a reasonably modern kitchen (less than 20 years old, adequate space and layout), a bathroom (less than 30 years old), and appropriate insulation. This criterion does not mean luxury � it means functional and not excessively dated
- Reasonable degree of thermal comfort: The property must have effective insulation and an efficient heating system. This criterion is aligned with the energy efficiency obligations that are separately developing under MEES � a property with EPC Band E or below may fail this criterion
How does the PRS extension work?
The RRA 2025 grants ministers the power to extend the DHS to private landlords by regulations. The process will involve a public consultation on the detailed standard, the enforcement mechanism, and the timescale for compliance. Unlike the social housing DHS (enforced by the Regulator of Social Housing), private sector enforcement will be through local housing authorities using existing powers under the Housing Act 2004 and new powers in the RRA 2025.
Interaction with existing landlord obligations
- High HHSRS hazards: Local housing authorities already have powers (and in some cases duties) to act on High HHSRS hazards under the Housing Act 2004. Awaab's Law (PRS extension — date to be confirmed by secondary legislation) is expected to add binding response timeframes for damp and mould specifically. DHS Criterion 1 aligns directly with these obligations
- Electrical safety: EICRs (Electrical Installation Condition Reports) are already mandatory for all private residential tenancies in England (5-year renewal cycle). Satisfactory electrics contribute to DHS Criterion 2 on state of repair
- Gas safety: Annual gas safety certificates are mandatory. Effective gas heating contributes to DHS Criterion 4 on thermal comfort
- Energy efficiency: Current MEES regulations require EPC Band E as a minimum for new PRS tenancies. Government policy targets EPC Band C for new PRS tenancies by 2030. Meeting Band C will effectively satisfy DHS Criterion 4 for most properties
- Fitness for habitation: The Homes (Fitness for Human Habitation) Act 2018 (now in the Landlord and Tenant Act 1985 s9A) already requires rented property to be fit for habitation throughout the tenancy. The DHS does not replace this � it layers on top
What landlords should do now
- Audit against all four DHS criteria: Commission a property condition survey or carry out a self-assessment using the DHS framework. Identify any High HHSRS hazards, components past their expected life, facilities that are excessively dated, and heating/insulation shortfalls
- Prioritise Awaab's Law compliance: High (H) damp and mould hazards should be addressed within Awaab's Law timeframes — PRS extension expected (date to be confirmed by secondary legislation). This is the most immediately enforceable element of the forthcoming DHS standard
- Plan energy efficiency improvements: Heating system age, boiler efficiency, and insulation levels all affect DHS Criterion 4. Properties heading for EPC Band C assessments should prioritise these works while the Warm Homes Plan and Boiler Upgrade Scheme funding remains available
- Update kitchen and bathroom facilities where necessary: Kitchens over 20 years old and bathrooms over 30 years old may fail DHS Criterion 3. Plan renovation works � these typically also have positive rental value and EPC effects
- Monitor the MHCLG consultation: The detailed PRS DHS standard and enforcement timescale will be set by regulations. Subscribe to MHCLG consultations and LetSafe UK guides to stay informed
Enforcement � how it is expected to work
Once regulations are in force, local housing authorities are expected to enforce the PRS DHS using a combination of advisory notices, improvement notices under the Housing Act 2004, and civil penalties under the RRA 2025. The maximum civil penalty is �40,000 per offence. Properties that fail the DHS are likely to attract proactive inspection, particularly in areas with existing selective or additional licensing schemes where councils already inspect properties regularly. Landlords with good compliance records are less likely to be targeted for proactive inspection.