Decent Homes Standard private rented sector rules: what's coming for landlords

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Does the Decent Homes Standard apply to private landlords?

Not yet. Until now it has applied to social housing. The government's roadmap says: "We will introduce a Decent Homes Standard (DHS) to the PRS for the first time" [1]. It's part of phase 3 of the Renters' Rights Act rollout, along with extending Awaab's Law to private renting, and the timescales "will be subject to consultation" [1].

Decent Homes Standard private rented sector timeline

The roadmap also mentions that, as part of the pathway to applying the standard, the government will implement a review of the Housing Health and Safety Rating System [1].

What will the standard cover?

The roadmap says it "will ensure that all PRS properties meet a minimum standard of housing quality" [1]. The current social housing version, as described in the government's damp and mould guidance, requires homes to be free of dangerous category 1 hazards, in a reasonable state of repair, and to provide a reasonable degree of thermal comfort [2]. The private rented version will be based on the updated standard consulted on in 2025. We won't guess at final criteria before the government confirms them.

What applies today

Even without the Decent Homes Standard, private landlords must already meet several legal standards. The government's damp and mould guidance lists them [2]:

• homes must be free from category 1 hazards, assessed using HHSRS
• homes must not contain conditions prejudicial to health (statutory nuisance)
• homes must be fit for human habitation, and landlords must keep them in repair under the Landlord and Tenant Act 1985

And the routine compliance duties:

• annual gas safety check [4]
• EICR at least every 5 years [5]
• EPC at band E or above unless exempt [6]
• smoke and carbon monoxide alarms where required [7]

See our landlord repairs law guide and damp and mould landlord responsibilities.

How the Decent Homes Standard fits with the rest of the Act

The Renters' Rights Act is arriving in three phases [1]:

1. From 1 May 2026: tenancy reforms, section 21 abolished, section 13 rent increases and more. See our Renters' Rights Act checklist.
2. From late 2026: the private rented sector database, then the landlord ombudsman.
3. Later: Awaab's Law and the Decent Homes Standard for private renting.

How to prepare now

A 2035 or 2037 start sounds distant, but property condition is built up over years. Three things help:

1. Fix causes, not symptoms. Damp, leaks and failing heating are the problems most likely to fail any quality standard.
2. Plan improvements alongside your EPC. Insulation, heating and ventilation help with both energy efficiency and condition. See EPC cost for landlords.
3. Keep a history. When the standard arrives, being able to show what you've done to each property, and when, will matter.

Build the history as you go

Gaffy keeps a full repair history for every property. Tenants report problems through a repair link with photos, every request is timestamped and tracked from New to Scheduled to Done, and you can log what each repair cost. Each property's vault holds certificates and flags gas safety, EICR and EPC before they expire. Years from now, you'll have a record of every boiler, leak and electrical fix. See Gaffy's features.

Decent Homes Standard vs HHSRS: what's the difference?

The two are easy to confuse. The Housing Health and Safety Rating System (HHSRS) is the risk-based tool councils already use to assess hazards in any home, including private rentals. A home must be free of the most serious, category 1, hazards [2]. The Decent Homes Standard is a broader quality standard. In social housing it already asks for more than the absence of serious hazards, including a reasonable state of repair and a reasonable degree of thermal comfort [2].

The roadmap says that, as part of the path to applying the Decent Homes Standard to private renting, the government will implement a review of HHSRS [1]. In practice, the HHSRS hazard rules apply to your properties now, and the Decent Homes Standard will add a wider quality bar later.

What it could mean for a small portfolio

We don't know the final criteria, so we won't guess at a cost per property. What we can say is what tends to drag a home down on any quality standard:

• Persistent damp and mould, usually from leaks, failed ventilation or poor heating
• Old heating systems that struggle to keep a home warm
• Kitchens and bathrooms at the end of their life
• Windows and doors that don't seal or lock properly
• Electrical installations that keep failing their EICR

If you know one of your properties has a problem on that list, a long lead time is useful. Planning works over several years, ideally between tenancies, usually costs less and disrupts tenants less than a rushed job when enforcement starts.

A simple property condition log

For each property, keep a one-page log with:

1. the age of the boiler, roof, windows, kitchen and bathroom, if you know them
2. the date and grade of the latest EICR and EPC
3. any recurring problems, such as damp in the same corner each winter
4. the works you've planned and roughly when

Review it once a year, ideally when the gas safety check is due.

FAQs

Does the Decent Homes Standard apply to private landlords?

Not yet. The Renters' Rights Act will apply it to the private rented sector for the first time [1].

When does the Decent Homes Standard start for private landlords?

The government proposed 2035 or 2037, with dates set after consultation [1].

What does the Decent Homes Standard require?

The private rented version isn't final. The roadmap says it'll set a minimum standard of housing quality [1].

Who will enforce it?

Local councils will get powers to take enforcement action [1].

What standards apply to private rentals now?

Freedom from category 1 hazards, no conditions prejudicial to health, and fitness for human habitation, plus gas, electrical, EPC and alarm rules [2].

Will Awaab's Law apply too?

Yes, the government plans to extend it to private renting in the same phase [1].

How does Gaffy help?

Gaffy keeps a timestamped repair history and a certificate vault for each property. It's £12 a month for up to 5 properties, plus £4 a month for each extra property, and the first month is free.

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Sources

1. GOV.UK, Renters' Rights Act 2025 implementation roadmap: https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector
2. GOV.UK, Understanding and addressing the health risks of damp and mould in the home: https://www.gov.uk/government/publications/damp-and-mould-understanding-and-addressing-the-health-risks-for-rented-housing-providers/understanding-and-addressing-the-health-risks-of-damp-and-mould-in-the-home--2
3. GOV.UK, Renting out a property, Making repairs: https://www.gov.uk/renting-out-a-property/making-repairs
4. HSE, Gas safety: landlords and letting agents: https://www.hse.gov.uk/gas/landlords/index.htm
5. GOV.UK, Electrical safety standards guidance: https://www.gov.uk/government/publications/electrical-safety-standards-in-the-private-and-social-rented-sectors-guidance/electrical-safety-standards-in-the-private-and-social-rented-sectors-guidance
6. GOV.UK, Minimum energy efficiency standard, landlord guidance: https://www.gov.uk/guidance/domestic-private-rented-property-minimum-energy-efficiency-standard-landlord-guidance
7. GOV.UK, Smoke and carbon monoxide alarms: explanatory booklet for landlords: https://www.gov.uk/government/publications/smoke-and-carbon-monoxide-alarms-explanatory-booklet-for-landlords