Decent living standards?

As part of the Renters’ Rights Bill, letting agents and landlords will need to ensure any private rental properties meet ‘decent’ living standards.

The Decent Homes Standard was originally introduced to the private rental sector in the Renters (Reform) Bill, but progress stalled due to the general election. Now, with the Renters' Rights Bill in parliament, the Decent Homes Standard is back on the agenda.

This guide helps Landlords understand how properties can meet the "decent" living standards set by the Decent Homes Standard.

At the 2024 Labour Conference, Deputy Prime Minister Angela Rayner stated that “a wave of bold action” is needed to ensure all homes are "decent, safe, and warm."

The Decent Homes Standard is a key part of Labour's Renters’ Rights Bill, which is currently in its second reading in the House of Commons. While the exact timeline for the Bill becoming law remains uncertain, Rayner has expressed hopes for it to be enacted by summer next year, subject to parliamentary approval.

Here's what we know about the Decent Homes Standard:

• What is the Decent Homes Standard?
• What does "decent" mean?
• When will a Decent Homes Standard be applied to the private rented sector?
• How many private rented properties meet the Decent Homes Standard?
• How much will it cost landlords to upgrade their properties?
• How will the standard be enforced?

What is the Decent Homes Standard?

The Decent Homes Standard sets the minimum standards for social housing in England and Northern Ireland, excluding leasehold and shared ownership properties.

In spring 2022, the government initiated a consultation to explore applying this standard to the private rented sector. Later, in its white paper 'A Fairer Private Rented Sector', the government committed to halving the number of non-decent rental homes by 2030.

Although the Renters (Reform) Bill didn’t pass before the general election, the Labour government is now pushing forward with these reforms in the Renters' Rights Bill, reintroducing the Decent Homes Standard for private rental properties.

What does "decent" mean?

A "decent" home must meet the following criteria:

1. Ensuring a property is in a reasonable state of repair

This includes key building components like the roof, chimneys, and internal amenities such as kitchens and heating systems. The National Housing Federation proposed removing the distinction between ‘key’ and ‘other’ components in 2022, favouring an assessment based on a component’s condition and functionality.

2. Having reasonably modern facilities and services

Kitchens must be less than 20 years old with adequate space and layout, and bathrooms must be under 30 years old. Adequate noise insulation and sufficient common entrance areas are also required.

In cases where physical or planning restrictions prevent improvements, the property will not automatically fail these criteria. Demolition and new builds may be considered more appropriate in some cases.

3. Providing a reasonable degree of thermal comfort

Properties must have efficient heating systems and proper insulation. For oil or gas heating, cavity wall insulation or 50mm of loft insulation is required, while for electric storage heaters or solid fuel heating, 200mm loft insulation is necessary.

The heating systems must be able to heat two or more rooms in the home and, even if the system covers most of the house, landlords need to make sure the home is warm enough for their tenants under the HHSRS (Housing Health and Safety Rating System).

When will a Decent Homes Standard be applied to the private rented sector?

The government plans to introduce the Decent Homes Standard into the private rented sector through the Renters' Rights Bill.

While there is no exact date for its implementation, Deputy Prime Minister Angela Rayner has stated that an official consultation on the standard’s application is set to launch “as soon as possible”. This consultation will “look to ensure safe, secure housing is the standard people can expect in both social housing and private rented properties”.

How many private rented properties meet the Decent Homes Standard?

The original consultation for the Decent Homes Standard in the private rental sector estimated that 79% of properties in the private rented sector (PRS) already meet the current standard.

This means 21% of properties that don't meet the standard and will need to invest in upgrades.

In the English Housing Survey 2022-2023, it was reported that private renters were more than likely to live in a poor-quality home in comparison to any other tenure. Over a fifth (21%) of renters in England lived in non-decent homes.

The survey also found that private renters were more than likely to live in a home with either Category 1 hazards or dampness.

You can find a full list of the hazards here 

How much will it cost landlords to upgrade their properties?

The English Housing Survey 2022-2023 reported that it would cost an average of £9,234 to bring a non-decent home up to standard. For private rental properties specifically, the median cost is £8,381.

During the initial Renters (Reform) Bill consultations, a "cost cap" on necessary improvements was proposed but has yet to be confirmed in the Renters' Rights Bill.

How will the standard be enforced?

Local councils are already responsible for identifying hazards in private rental properties and taking enforcement action. Under the proposed Decent Homes Standard, landlords would be legally obliged to ensure their properties comply.

Non-compliance would constitute a criminal offence, potentially leading to a "banning order offence" in severe cases, with certain exemptions for listed buildings.

This approach would allow councils to take tougher action against non-compliant landlords while protecting those who meet their obligations.

This article is intended as a guide only, and should not be considered legal advice. For more information, visit gov.uk