Consultation outcome

Response to the consultation on a Decent Homes Standard in the private rented sector

Updated 2 July 2025

1.   Introduction

Everyone deserves to live in a home that is safe, warm and secure. The Renters’ Rights Bill delivers our manifesto commitment to transform the experience of private renting, including applying the Decent Homes Standard to the private rented sector.

Since 2001, the Decent Homes Standard has played an important role in setting a minimum quality standard for homes in the social rented sector (SRS) and since its introduction, the proportion of social rented homes that do not meet the Standard has reduced from 38% in 2001 to 10% in 2023. Whilst there have also been improvements in the private rented sector, 21%^{[footnote 1]} of properties were still classified as non-decent in 2023.

In September 2022, the previous government launched a public consultation asking for views on how to apply and enforce a standard in the private rented sector. The consultation ran from Friday 2 September 2022 to Friday 14 October 2022.

Overall, 1032 responses were received to the consultation. The most common type of respondent were landlords operating as an individual or group of individuals (e.g. couple) at 39%, with tenants making up 30%. Local Authorities made up 10% of responses, and lettings agents 4%. We also received responses from industry bodies (2%), and “other” (11%), largely consisting of charitable organisations and academics.

Shelter and Generation Rent also prepared a truncated version of the consultation questions as their own online survey for tenants. Shelter’s survey received 251 responses and Generation Rent’s survey received 369 responses. The responses to their survey are broadly in line with the trends seen in responses to our consultation. The data referenced in this document does not include these responses because they were not formally submitted through the Citizen Space platform.

In addition to the public consultation, the department also conducted a programme of stakeholder engagement throughout 2022. Six roundtables were held in 2022 which focused on landlord, tenant and general viewpoints on the DHS, both before and during the consultation. We spoke to 105 local authorities in over 15 working group sessions, with LAs from across England represented. Multiple stakeholder discussions were held with a number of landlord and tenant representative bodies.

2.   Summary and next steps

This consultation has shown there is broad support across sectors for the introduction of a Decent Homes Standard in the private rented sector.

We are now legislating to introduce the DHS to the PRS as part of the Renters’ Rights Bill. Through this we intend to:

• Introduce powers to allow ministers to establish an enforceable DHS for the private rented sector. The regulation making power will be used to set the standard that will apply to this sector after the DHS is reviewed and updated.
• Introduce a duty on landlords to ensure that their properties meet the DHS. There will be penalties for non-compliance with this duty, including immediate penalties of up to £7,000 for breaches relating to serious hazards.
• Give local authorities strengthened powers to enforce where landlords fail to keep their property to the appropriate standard. This will include being able to issue improvement notices. Landlords who fail to comply will be subject to civil penalties or prosecution.

3.   The standard

1. The consultation proposed a broadly similar standard to the existing standard in the SRS. Overall, there was high support for introducing and enforcing a Decent Homes Standard in the private rented sector. The level of support, however, varied depending on the respondent groups. Landlords were evenly split (45% supported, 44% were against and 11% were unsure) whereas tenants and local authorities were overwhelmingly in favour (94% supported, 4% were against and 2% were unsure).

2. Responses were more mixed on whether the standard in its current form was clear and on how difficult the standard would be to meet (11% said the DHS was very clear, 51% said it was quite clear,16% said it was neither clear nor unclear,14% said it was quite unclear and 7% said it was very unclear.)

3. Through our wider engagement, we have heard concerns that the DHS in its current form may not be quite right and there is a strong case for a common standard across rented tenures. The government has been conducting a review of the existing DHS that applies in the social rented sector (SRS) and Private Rented Sector. We are publishing this response alongside the consultation on detailed proposals for the new DHS.

4.  Enforcement

4. The next section of the consultation considered how the standard should be implemented and enforced in the private rented sector.

Duty, exemptions and enforcement tools

5. To encourage and incentivise proactive management of properties by landlords, we considered whether there should be a legal duty on landlords to ensure their properties meet the standard. We consulted on making a breach of such a requirement a criminal offence, to be dealt with by either issuing a civil penalty or prosecution in the magistrate’s court.

6. Overall, responses suggested mixed support for the duty and associated offences, with landlord groups the least supportive of a duty (53% of all respondents agreed that it should be a criminal offence, 38% disagreed and 9% were unsure whereas only 17% of landlords agreed it should be a criminal offence, 73% disagreed and 10% were unsure.) 

7. When asked for comments on exemptions from the landlord duty to meet the standard, a number of responses suggested that exemptions should apply where the freeholder or tenant refuses repairs, where tenants cause damage to the property, and where a landlord is not informed of a new issue. Some respondents felt all exemptions should be clearly defined in legislation, while a similar number, felt there should be no exemptions (which they add are too easy to exploit) and that landlord responsibilities should not be reduced in any way.

Responsible person for the landlord duty

8. For many PRS properties – for example, when a landlord owns the freehold of a property and lets this out to tenants directly – it will be immediately clear who should be subject to the duty and liable for enforcement action. Other PRS properties will, however, have more complex arrangements in place, for example:

• Rent-to-rent schemes (a property owner or superior landlord agreeing to rent their property to another party who then lets out the property to the tenants); and
• PRS leasehold properties, where leaseholders and freeholders will often have responsibility for different elements of the property and the building in which it is situated.

9. Overall responses highlighted the complexity of this area. The most popular response was that the person with ‘control’ over the property should be responsible. Other responses highlighted the challenges in choosing just one party responsible and the risk of responsibility falling between the gaps of responsible parties.

Registering compliance on the Private Rented Sector Property Portal

10. The government has committed to legislate for a new digital Private Rented Sector Database. Private landlords will be legally required to register their property on the database and this will support landlords in understanding and demonstrating their regulatory compliance. As part of our consultation, it was proposed that landlords use the portal to self-declare whether the property is decent. Landlords would also use the portal to register where an exemption applies to their property.

11.Overall, respondents supported using the private rented sector property portal as a way for landlords to register compliance with the Decent Homes Standard and to share information on this with tenants.

Local authority Decent Homes Standard investigations

12. Our consultation sought views on giving local authorities a duty to investigate complaints relating to the Decent Homes Standard in their area. We also considered whether Local Authorities should be required to report on Decent Homes Standard improvements and enforcement activities.

13. The majority of respondents agreed that local authorities should have a duty to investigate complaints (82%) and that local authorities should report on activity related to addressing properties that fail to meet the DHS (72% yes).

14. However, many respondents highlighted in response to these questions that local authorities would not have enough resource or capacity to take on additional enforcement action (43%). This was a theme reflected in our detailed engagement with local authorities and other stakeholders.

Local authority powers to remedy properties that do not meet the standard

15. We sought views on a range of powers being used to remedy DHS failures on criteria B, C and D. There was general support for these, with the exception of a power to undertake emergency remedial work, where landlords were more opposed (45% no, 39% yes)

Landlords attending inspections

16. As part of the process for dealing with hazards, local authorities are required to inform the occupier (tenant) and the owner (landlord) of their intended visit. This requirement has been interpreted by some as meaning the landlord must have the option to be present at an inspection, enabling some unscrupulous landlords to use it as a delaying tactic against timely inspections. We therefore sought views on making clear in legislation that a landlord does not have a right to attend an inspection.

17. Overall, there was mixed support for the proposal with 52% agreeing and 37% disagreeing. The responses varied heavily depending on respondent type. In particular, 90% of tenants supported the idea whilst only 21% of landlords did.

Providing advice on decency

18. We asked respondents for views on who should provide advice on decency of homes. Overall, there was support for local authorities and other providers giving advice.

Scope of application of the Decent Homes Standard

19. We asked respondents about which types of privately rented properties the standard should apply to. The majority of respondents supported application to all types of property, with the least support for non-traditional accommodation such as park homes and houseboats.

5. Impacts and costs

Impacts

20. We asked consultees a range of questions about anticipated impacts. Consultees recognised the benefits of “improved wellbeing for tenants” (68%) and “improved health for tenants” (66%). Other frequently anticipated impacts were the “financial costs to landlords” (68%), and “increased rents” (64%). Landlords were more likely to report “disruption for landlords/tenants” and “landlords reducing their portfolio size” as impacts. Tenants however were more likely to highlight “improved communities” and “improved pride in tenants’ home”.

Mitigations and transitioning to the standard

21. We asked consultees a range of questions about anticipated impacts.

• Consultees recognised the benefits of “improved wellbeing for tenants” (68%) and “improved health for tenants” (66%).
• Other frequently anticipated impacts were the “financial costs to landlords” (68%), and “increased rents” (64%).
• Landlords were more likely to report “disruption for landlords/tenants” and “landlords reducing their portfolio size” as impacts. Tenants however were more likely to highlight “improved communities” and “improved pride in tenants’ home”.

22. We also asked respondents about an extended implementation timeline as an option to mitigate negative impacts, such as the cost impacts to landlords and the time needed for local authorities to prepare for enforcement of the DHS. 51% of responses expressed support for this.

23. More support was found for a ‘grace’ period during which local authorities can assess against the DHS but not take enforcement action – 82% supported this, with a range of views on how long such a transition or ‘grace’ period should be.

24. We further tested views on whether to phase in different parts of the standard at different times. There was no clear view from respondents on this (46% yes, 45% no), with written comments highlighting both the risks of overcomplicating the regime and the benefits of helping landlords manage costs.

25. Cost caps were supported by 40% of respondents. Those opposed to cost caps cited risks of overcomplicating and overloading the enforcement system, undermining DHS the aims of the DHS, and removing parity for tenants who might require higher cost repairs because of more severe hazards.

Find full details of the reforms introduced to the Renters’ Rights Bill, covering the provisions for a Decent Homes Standard.

Annex A: Summary of responses

Note on responses:

The main mechanism for responding to the consultation was through the official survey created by the department and delivered through the online tool Citizen Space. We also received direct written responses and where these answered the consultation questions, these were recorded as responses to the survey. The results of the Citizen Space survey are those quoted in the statistics below.

Overall, 1021 responses were logged with Citizen Space, plus 11 additional written responses that were not logged in the numerical data presented here, but whose comments have been reflected in the relevant questions.

In addition to the departmental survey, Shelter and Generation Rent also conducted surveys using some of the key questions from the main survey to ensure tenants’ views were represented. Whilst we have not included these in the overall figures presented below, we have considered them in reaching our conclusions. Shelter’s survey received 251 responses and Generation Rent’s survey received 369 responses.

1: In which capacity are you completing these questions?

Option	Total	Percent
Tenant	302	29.58%
Landlord operating as an individual or group of individuals (e.g., couple)	399	39.08%
Landlord operating on behalf of an organisation	35	3.43%
Letting agent	42	4.11%
Local council	100	9.79%
Tenant representative group	8	0.78%
Landlord representative group	3	0.29%
Financial institution	3	0.29%
Industry body	17	1.67%
Other (please specify)	112	10.97%
Not Answered	0	0.00%

2: If responding on behalf of an organisation, please specify which organization:

See Annex B

3: If responding as an individual, where do you live? If you are responding as part of an organisation, where are you primarily based?

Option	Total	Percent
North East	27	2.64%
North West	85	8.33%
Yorkshire and the Humber	100	9.79%
East Midlands	70	6.86%
West Midlands	66	6.46%
East of England	70	6.86%
South West	173	16.94%
South East	198	19.39%
London	164	16.06%
Spread evenly across the UK/National organisation	41	4.02%
Prefer not to say	27	2.64%
Not Answered	0	0.00%

4: Landlords and lettings agents only: Where are the properties you let primarily located?

Option	Total	Percent
Not applicable	498	48.78%
North East	12	1.18%
North West	42	4.11%
Yorkshire and the Humber	51	5.00%
East Midlands	47	4.60%
West Midlands	39	3.82%
East of England	37	3.62%
South West	99	9.70%
South East	81	7.93%
London	65	6.37%
Spread evenly across multiple regions	33	3.23%
Prefer not to say	17	1.67%
Not Answered	0	0.00%

5: Landlords only: How many properties do you manage?

Option	Total	Percent
Not applicable	547	53.57%
1	115	11.26%
2-4	157	15.38%
5-9	80	7.84%
10-49	62	6.07%
50-99	11	1.08%
100+	32	3.13%
Prefer not to say	17	1.67%
Not Answered	0	0.00%

6: Landlords only: Which of these options best reflects how you would describe yourself?

Option	Total	Percent
Not applicable	550	53.87%
Professional landlord making a living from a portfolio of rental properties	143	14.01%
Buy-to-let landlord whose properties are an investment	195	19.10%
“Accidental” landlord who became a landlord due to external circumstances (e.g. inheriting a property)	70	6.86%
Short-term landlord who rents out a property or properties only at certain times	5	0.49%
Other	39	3.82%
Prefer not to say	19	1.86%
Not Answered	0	0.00%

7: Tenant only: Is anyone living in your property under the age of 5?

Option	Total	Percent
Not applicable	641	62.78%
Yes	28	2.74%
No	344	33.69%
Don’t know	1	0.10%
Prefer not to say	7	0.69%
Not Answered	0	0.00%

8: Tenant only: Is anyone living in your property over the age of 65?

Option	Total	Percent
Not applicable	640	62.68%
Yes	34	3.33%
No	337	33.01%
Don’t know	2	0.20%
Prefer not to say	8	0.78%
Not Answered	0	0.00%

9: Tenant only: Who do you live with? (Choose all that are applicable)

Option	Total	Percent
Not applicable	654	64.05%
Alone	85	8.33%
Partner	155	15.18%
Children	55	5.39%
Parents or in-laws	9	0.88%
Grandparents	1	0.10%
Other family members (aunts, uncles, cousins etc.)	9	0.88%
Friends I knew prior to my tenancy	74	7.25%
People you did not know prior to your tenancy	60	5.88%
The landlord	6	0.59%
Other	7	0.69%
Not Answered	0	0.00%

10. Tenant only: Which best describes how your tenancy is managed?

Option	Total	Percent
Not applicable	656	64.25%
I communicate directly with the landlord about any issues with my tenancy (individual)	150	14.69%
I communicate directly with the landlord about any issues with my tenancy (company/organisation)	26	2.55%
I communicate with a letting or management agency about any issues with my tenancy	171	16.75%
Unsure/other	11	1.08%
Prefer not to say	7	0.69%
Not Answered	0	0.00%

11: Tenant only: Thinking about the last 12 months, approximately what was your total gross household income (i.e. before tax and deductions)?

Total gross household income	Total	Percent
£0 - £10,000	36	11.92%
£10,000 - £20,000	40	13.25%
£20,000 - £30,000	53	17.55%
£30,000 - £40,000	31	10.26%
£40,000 - £50,000	30	9.93%
£50,000 - £75,000	23	7.62%
£75,000 and above	41	13.58%
Not answered	48	15.89%

12: Do you support bringing in and enforcing the Decent Homes Standard, as set out above, in the private rented sector?

Option	Total	Percent
Yes	723	70.81%
No	236	23.11%
Don`t know	62	6.07%
Not Answered	0	0.00%

13: How clear is the standard as set out?

Option	Total	Percent
Very clear	112	10.97%
Quite clear	524	51.32%
Neither clear nor unclear	167	16.36%
Quite unclear	140	13.71%
Very unclear	68	6.66%
Don’t know	10	0.98%
Not Answered	0	0.00%

14: How difficult do you believe the standard will be to meet?

Option	Total	Percent
Very easy	85	8.33%
Quite easy	255	24.98%
Neither easy nor difficult	182	17.83%
Quite difficult	266	26.05%
Very difficult	188	18.41%
Don’t know	45	4.41%
Not Answered	0	0.00%

15: Currently, a property will fail the Decent Homes Standard if a ‘key building component’ (e.g. wall, window, roof) is both old and in poor condition. Should we change the Standard to remove ‘old’ so only the condition is relevant?

Option	Total	Percent
Yes	834	81.68%
No	135	13.22%
Don’t know	52	5.09%
Not Answered	0	0.00%

16: Do you think that a landlord’s failure to meet the Decent Homes Standards should be a criminal offence?

Option	Total	Percent
Yes	539	52.79%
No	389	38.10%
Unsure/Don’t know	93	9.11%
Not Answered	0	0.00%

17: Should local councils have the option to issue civil penalties or prosecute for Decent Homes Standard offences?

Option	Total	Percent
Local councils should only issue civil penalties	158	15.48%
Local councils should only prosecute	29	2.84%
Local councils should have the option to issue civil penalties or prosecute	640	62.68%
Local councils should not be able to issue civil penalties or prosecute	145	14.20%
Unsure/Don’t know	49	4.80%
Not Answered	0	0.00%

18: Do you think Rent Repayment Orders should be extended to include Decent Homes Standard offences?

Option	Total	Percent
Yes	577	56.51%
No	305	29.87%
Unsure/Don’t know	139	13.61%
Not Answered	0	0.00%

19: Do you think that a landlord’s failure to meet their duty to keep a property at Decent Homes Standard should be included as a Banning Order offence?

Option	Total	Percent
Yes	646	63.27%
No	240	23.51%
Unsure/Don’t know	135	13.22%
Not Answered	0	0.00%

20: Do you think that local councils should have the discretion to make properties temporarily exempt from the duty to meet the Decent Homes Standard on a case-by-case basis (with regard to statutory guidance)? 

Option	Total	Percent
Yes	508	49.76%
No, exemptions should exist but not at the discretion of LAs	259	25.37%
No, there should be no exemptions	156	15.28%
Unsure/Don’t know	48	4.70%
Other, please specify	50	4.90%
Not Answered	0	0.00%

A number of respondents (17) suggested ‘yes’ councils should have discretion to make properties temporarily exempt from the duty to meet the Decent Homes Standard on a case-by-case basis, but this should be set in legislation or guidance. While a similar number (16) of respondents also said ‘yes’ with Local Authorities having discretion. At the same time 14 respondents felt that ‘no’, it would be too difficult to police or disagree that they should have that power at all.

21: In some instances, carrying out Decent Homes work or repairs without permission would put the landlord in breach of a statutory obligation, such as in the case of listed buildings. We are proposing to exempt landlords where they have attempted to obtain permission to carry out the works and been refused. Do you think it would be appropriate for this exemption to the Decent Homes Standard to be set out in legislation?

Option	Total	Percent
Yes	685	67.09%
No, these should be discretionary exemptions issued by the LA	144	14.10%
No, this should not be an exemption	118	11.56%
Unsure/Don’t know	74	7.25%
Not Answered	0	0.00%

22: Do you think local councils should have the discretion to temporarily exempt a landlord from the duty to meet the Decent Homes Standard where the landlord has bought a non-decent property with sitting tenants?

Option	Total	Percent
Yes	463	45.35%
No, this exemption should be set out in legislation	250	24.49%
No, this should not be an exemption	263	25.76%
Unsure/Don’t know	45	4.41%
Not Answered	0	0.00%

23: Do you think local councils should have the discretion to temporarily exempt the personal representatives of a landlord from meeting the Decent Home Standard where a letting property is under probate?

Option	Total	Percent
Yes	424	41.53%
No, this exemption should be set out in legislation	261	25.56%
No, this should not be an exemption	231	22.62%
Unsure/Don’t know	105	10.28%
Not Answered	0	0.00%

24: Do you think local councils should have the discretion to temporarily exempt an incoming manager from the duty to meet the Decent Homes Standard where a landlord has either lost their HMO licence or is not fit and proper, so a new company or person is managing the property?

Option	Total	Percent
Yes	397	38.88%
No, this exemption should be set out in legislation	318	31.15%
No, this should not be an exemption	214	20.96%
Unsure/Don’t know	92	9.01%
Not Answered	0	0.00%

25: Do you think local councils should have the discretion to temporarily exempt someone from the duty to meet the Decent Homes Standard where they are taking over the property on a temporary basis due to the landlord being incapacitated?

Option	Total	Percent
Yes	407	39.86%
No, this exemption should be set out in legislation	246	24.09%
No, this should not be an exemption	311	30.46%
Unsure/Don’t know	57	5.58%
Not Answered	0	0.00%

26: Do you think local councils should have the discretion to temporarily exempt a landlord from the duty to meet the Decent Homes Standard where accidental damages have occurred (e.g. fires, floods, storms, etc.)?

Option	Total	Percent
Yes	503	49.27%
No, this exemption should be set out in legislation	284	27.82%
No, this should not be an exemption	198	19.39%
Unsure/Don’t know	36	3.53%
Not Answered	0	0.00%

27: Do you have any further comments on exemptions from the landlord duty to meet the standard?

Responses (62) highlighted that exemptions should apply where the freeholder or tenant refuses repairs, where tenants cause damage to the property, and where a landlord is not informed of a new issue. In these circumstances it should be the tenant that is penalised rather than the landlord. A number of respondents (53) felt all exemptions should be clearly defined in legislation, while a similar number (52) felt there should be no exemptions (which they add are too easy to exploit) and that landlord responsibilities should not be reduced in any way.

28: Who do you think should be responsible for a Decent Homes Standard failure?

Please select one or more responses

Option	Total	Percent
The immediate landlord - the person who receives the rent from those living in the property. Although this person has a direct relationship with the tenants they may not have sufficient control over the property to ensure it meets the Decent Homes Standard.	533	52.20%
The person with “control” over the property-  this may not be the immediate landlord if in order to comply with the Decent Homes Standard they need consent from a superior landlord. A person would have “control” if they can make decisions about the property to ensure the Decent Homes Standard is met without having to seek consent from a superior leaseholder or freeholder.	540	52.89%
The freeholder of the property or the leaseholder with a lease of more than 21 years. Which party is responsible for the relevant criterion of the Decent Homes Standard will depend on the rights and responsibilities as set out in the terms of individual leases.	348	34.08%
Unsure/Don’t know	75	7.35%
Other	127	12.44%
Not Answered	0	0.00%

A number of respondents (61) highlighted that either one or all of the immediate landlord, the person with ‘control’ over the property or the freeholder of the property /leaseholder with a lease of more than 21 years have responsibility for a Decent Homes Standard failure. While 16 respondents were of the view that the immediate landlord has responsibility for a Decent Homes Standard failure.  

29: Do you think that landlords should use the Property Portal to register Decent Homes Standard compliance of their properties or record where there is an agreed exemption?

Option	Total	Percent
Yes	734	71.89%
No	180	17.63%
Unsure/Don’t know	107	10.48%
Not Answered	0	0.00%

30: Tenants only: Would you find it helpful to be able to view whether your current or prospective property had been declared Decent Homes Standard compliant by the landlord or whether an exemption was in place?

Option	Total	Percent
Not applicable	623	61.02%
Yes	356	34.87%
No	27	2.64%
Unsure/Don’t know	15	1.47%
Not Answered	0	0.00%

31: Do you think it should be an offence to provide false or misleading information regarding Decent Homes Standard compliance and exemptions?

Option	Total	Percent
Yes	813	79.63%
No	113	11.07%
Unsure/Don’t know	95	9.30%
Not Answered	0	0.00%

32:  Duplicative burdens

Duplicative burdens on landlords at local and national level are undesirable where they can be avoided. We want to work with local authorities and other stakeholders to ensure that the transition to a Privately Rented Sector Property Portal is as seamless as possible, including looking at how it can integrate with licensing schemes where practicable. We will also work to streamline requirements for landlords, such as by working with BEIS on synchronising guidance on minimum energy efficiency. It is imperative that the system meets the needs of landlords, agents, tenants and local authorities.

Please share thoughts on how we can streamline requirements and support compliance (Optional)

Responses (61) highlighted additional suggestions on how the portal and DHS may interact with particular support for a single system that allows all relevant information to be uploaded to avoid duplication. While the same number of respondents (61) also suggested integrating licensing with the property portal or removing licensing if uploading to the portal is required.

33: Do you think local councils should have a duty to investigate complaints of properties that fail to meet the Standard in their area? 

Option	Total	Percent
Yes	833	81.59%
No	136	13.32%
Unsure/Don’t know	52	5.09%
Not Answered	0	0.00%

34: Should local councils be required to report activity related to addressing properties that fail to meet the Standard in their area?

Option	Total	Percent
Yes	739	72.38%
No	172	16.85%
Unsure/Don’t know	110	10.77%
Not Answered	0	0.00%

35: If local councils were required to report their Decent Homes Standard activity, to whom should they provide the information?

Option	Total	Percent
To their local community	106	10.38%
To central government	155	15.18%
Both their local community and central government	590	57.79%
Unsure/Don’t know	170	16.65%
Not Answered	0	0.00%

36: [For local councils only] How important would standalone enforcement guidance be to assist local councils in enforcing the Decent Homes Standard? 

Option	Total	Percent
Not applicable	713	69.83%
Very important	210	20.57%
Moderately important	48	4.70%
Not important	11	1.08%
Unsure/Don’t know	39	3.82%
Not Answered	0	0.00%

37: Do you have any further comments on the proposal to put a duty on local councils?

[Free text]

A number of respondents (178) highlighted concerns regarding the burdens on local councils with them having no capacity, insufficient funding, a lack of resources and present enforcement not being carried out. Other respondents (30) highlighted a lack of competency and corruption within local councils and felt that they should not be allowed to define information.

38: Do you think Decent Homes Standard failure awareness notices are a useful part of Decent Homes Standard enforcement?

Option	Total	Percent
Yes, they are useful	636	62.29%
No, they are not useful	277	27.13%
Unsure/Don’t know	108	10.58%
Not Answered	0	0.00%

39: Do you think local councils should have the power to serve Decent Homes Standard improvement notices?

Option	Total	Percent
Yes	809	79.24%
No	149	14.59%
Unsure/Don’t know	63	6.17%
Not Answered	0	0.00%

40: Do you think local councils should have the power to undertake emergency remedial works?

Option	Total	Percent
Yes	669	65.52%
No	248	24.29%
Unsure/Don’t know	104	10.19%
Not Answered	0	0.00%

41: Do you think local councils should have the power to issue Decent Homes Standard failure prohibition orders?

Option	Total	Percent
Yes	728	71.30%
No	191	18.71%
Unsure/Don’t know	102	9.99%
Not Answered	0	0.00%

42: Should we amend legislation to make it explicit that a landlord does not have a right to attend inspections [by virtue of receiving notice to that effect]?

Option	Total	Percent
Yes	535	52.40%
No	382	37.41%
Unsure/Don’t know	104	10.19%
Not Answered	0	0.00%

43: Do you think that there is a role for other providers (not just the local council) in providing advice to landlords on whether their properties meet the Decent Homes Standard?

Option	Total	Percent
Yes	645	63.17%
No	197	19.29%
Unsure/Don’t know	179	17.53%
Not Answered	0	0.00%

44: Do you think local councils have a role in providing advice to landlords on pre-emptive work to prevent properties failing to meet the Standard in the near future? 

Option	Total	Percent
Yes	814	79.73%
No	143	14.01%
Unsure/Don’t know	64	6.27%
Not Answered	0	0.00%

45: Where local councils provide this advice, should they be able to charge for this service?

Option	Total	Percent
Yes	369	36.14%
No	465	45.54%
Unsure/Don’t know	187	18.32%
Not Answered	0	0.00%

46 -53: Whether the Decent Homes Standard should apply to different types of accommodation

	Yes	No	Don’t know
All privately rented accommodation let on a tenancy	80%	17%	4%
Temporary accommodation for homeless households	84%	10%	6%
Purpose built student accommodation	88%	7%	5%
Property guardians	55%	28%	17%
Lodgers	57%	32%	10%
Non-traditional accommodation	44%	37%	19%
Tied accommodation	81%	12%	7%
Farm business tenancies and agricultural holdings	64%	19%	17%

54: Do you have any other comments on the scope of the Decent Homes Standard, including other types of accommodation that you think should or should not be included in scope?

Any further comments (optional)

A number of respondents (133) used the opportunity to express their view that all renters should be included and that all homes should be decent. Some respondents (21) did express the view that the regulation in PRS is too bureaucratic or that the reforms were not necessary. 

55: What do you think will be the main impacts from bringing in a Decent Homes Standard in the private rented sector for both tenants and landlords? Please provide any evidence and further comments on impacts in the free text box.

Option	Total	Percent
Improved tenant/landlord relationship	384	37.61%
Fairer competition in rental market	417	40.84%
Improved health for tenants	674	66.01%
Improved wellbeing for tenants	695	68.07%
Increase in tenants’ pride in their home	466	45.64%
Improved communities	444	43.49%
Financial cost for landlords to make changes	696	68.17%
Landlords reducing their portfolio size	538	52.69%
Increased rents	655	64.15%
Increased property values	320	31.34%
Disruption for tenants whilst works being undertaken	580	56.81%
Disruption for landlord whilst works are being undertaken	315	30.85%
Other (please specify below)	125	12.24%
Not Answered	0	0.00%

Of those who provided a written response to the “other” option, respondents highlighted a range of views. These included 39 respondents highlighting a desire for financial support for landlords and long lead times needed for some landlords to make changes (particularly in low rent areas). Whereas others in similar numbers (33 respondents) expressed the view that only landlords not keeping their properties up to standard will be affected and that if those landlords left the market, it would not necessarily be negative. There were also 28 respondents who highlighted concerns around overregulation, overlap with existing regulations and that rules need simplifying/clarity to be enforceable.

56: Which of the below would you support to mitigate the risks of any negative impacts of introducing a Decent Homes Standard in the private rented sector?

Option	Total	Percent
Cost caps	406	39.76%
Extended implementation timeline	518	50.73%
None	221	21.65%
Other (please specify below)	254	24.88%
Not Answered	0	0.00%

There was an option to suggest additional mitigation options and the most frequently cited (with 93 responses) was for some form of rent cap or for rent increases after works to comply with the standard to come under the definition of unjustifiable rent increase and a role for tribunals in arbitrating rent increases. There were a number of responses (55) citing the need for government support/funding/interest free loans repayable via rent profits/grants/tax breaks and tenant funding. Other responses (26) included not introducing the DHS at all and rather enforcing existing regulations, or for councils to create bespoke timelines for improvement works based on affordability and urgency (16 responses).

57: To what extent would you support bringing in a cost cap on criteria B, C and D of the Standard (e.g. on the non-safety elements of the Standard)?

Option	Total	Percent
Strongly supportive	242	23.70%
Quite supportive	174	17.04%
Neither supportive nor unsupportive	153	14.99%
Quite unsupportive	98	9.60%
Strongly unsupportive	263	25.76%
Unsure/Don’t know	91	8.91%
Not Answered	0	0.00%

58: Do you think there should be a transitionary ‘grace’ period before the Decent Homes Standard becomes a requirement, and when enforcement action can be taken?

Option	Total	Percent
Yes, there should be a grace period	842	82.47%
No, there should be no grace period	141	13.81%
Unsure/Don’t know	38	3.72%
Not Answered	0	0.00%

59: If there were to be a grace period, what length of grace period should there be before the Decent Homes Standard becomes a requirement?

Option	Total	Percent
Less than 12 months	240	23.51%
12 months	234	22.92%
18 months	152	14.89%
Longer than 18 months	270	26.44%
There should not be a grace period	89	8.72%
Unsure/Don’t know	36	3.53%
Not Answered	0	0.00%

60: Do you think that we should phase in parts of the Standard? For example, to bring in criteria A and B in the first instance, before including criteria C and D at a future point

Option	Total	Percent
Yes, the elements of the Standard should be phased	466	45.64%
No, all elements of the Standard should come in at the same time.	461	45.15%
Unsure/don’t know	94	9.21%
Not Answered	0	0.00%

61: If elements of the Standard were to be phased in, please rank the order you would want them to be brought in from first to last?

Item	Ranking
Criterion A: It meets the current statutory minimum standard for housing	3.24
Criterion B: It is in a reasonable state of repair	2.51
Criterion C: It has reasonable facilities and services	1.71
Criterion D: It has a reasonable degree of thermal comfort	1.67

62: If elements of the Standard were to be phased in, how long would you like to see between phases?

Option	Total	Percent
Less than 6 months	220	21.55%
6-12 months	225	22.04%
12-18 months	124	12.14%
More than 18 months	167	16.36%
There should not be any phasing	246	24.09%
Unsure/don’t know	39	3.82%
Not Answered	0	0.00%

Annex B. Organisations who responded

Age UK
Association for Decentralised Energy
Blackpool Coastal Housing
Building Research Establishment
Central Association of Agricultural Valuers
Chartered Institute of Environmental Health
Chartered Institute of Housing
Connected Places Catapult
Cornwall Residential Landlords Association
Country Land and Business Association
Crisis
Disability Rights UK
East Herts District Council
Elmhurst Energy
Federation of Private Residents Associations
First-tier Tribunal
G15
Generation Rent
Greater Manchester Combined Authority
Historic Houses
Institute for Historic Building Conservation
Large Agent Representation Group
Leaders Romans Group
Local Government Association
London Borough of Waltham Forest
London Councils
LSL
Manchester City Council
Mayor of London
National Energy Action
National Farmers’ Union
National Residential Landlords Association
National Trust
Nationwide Building Society
Nationwide Foundation
Newcastle City Council
Propertymark
Royal Institute of British Architects
Royal Institution of Chartered Surveyors
Rushmoor Borough Council
Safeagent
Shelter
Thanet District Council
The Property Institute
UK Finance
Wealden District Council

1.  English Housing Survey 2023 to 2024: headline findings on housing quality and energy efficiency - GOV.UK ↩