Consultation outcome

The New Decent Homes Standard: policy statement

Updated 28 January 2026

The New Decent Homes Standard including minimum Energy Efficiency Standards

Improving the quality of rented homes in England

January 2026 Policy Statement

Part 1: Overview

1. Everyone deserves to live in a home that is safe and decent. All tenants should be able to feel proud of where they live and be treated with respect.  Yet millions of people continue to live in sub-standard, in some cases dangerous, homes. Damp and mouldy walls, caved in ceilings, dangerous trip hazards and faulty boilers and heating systems are among the faults faced by far too many tenants.

2. The way to ensure everyone has a decent home is by improving the quality of existing homes and increasing the number of homes that are built. That is why we have set the goal to build 1.5 million homes this Parliament to deliver the biggest increase in social and affordable housing in a generation.

3. In the government’s 5-step plan, ‘Delivering a decade of renewal for social and affordable housing’ published on 2 July 2025, we committed to establishing an effective and stable regulatory regime.  Through publishing the new Decent Homes Standard (DHS), we are providing social housing Registered Providers, both private registered providers and local authorities with the certainty they need to finalise their business plans – which set out how they will invest in improving their existing homes and building new homes - so they can deliver much-needed change to social housing.

4. The government has also introduced landmark changes to the private rented sector. The Renters’ Rights Act 2025 will give renters much greater security and stability, including by ending Section 21 ‘no fault’ evictions, from 1 May 2026. The Act will also tackle the blight of poor-quality privately rented homes, including by applying the DHS to the private rented sector for the first time.

5. From 2 July 2025 to 12 September 2025, the government consulted on a new DHS for social and privately rented homes. During the same period, the government ran a separate consultation on introducing a Minimum Energy Efficiency Standard (MEES) in the social rented sector. The government also consulted on MEES in domestic private rented homes (PRS) in February 2025. Please find the government response to PRS MEES consultation.

6. This statement sets out how we are updating the new DHS to provide clarity on the requirements that landlords must meet, to improve the quality of rented homes. It includes MEES requirements. The current DHS, introduced in 2001 and last updated in 2006, has set the minimum standard that social homes must meet and has improved the housing conditions of millions of social rented sector tenants.

7. The new DHS will apply from 2035 (MEES implementation dates are set out below and vary by tenure) to both the social and private rented sectors, at which point regulation and enforcement against these standards by the Regulator of Social Housing and local authority housing teams will begin. This timeframe has been chosen to allow landlords time to implement other regulatory changes, such as those introduced in the Renters’ Rights Act 2025, and to support the supply of new secure and affordable homes. However, we are clear that landlords should not delay all action until the end of the implementation period.

8. The new DHS will move beyond its current role as a stock management tool for social landlords only. It reflects modern expectations, improving the quality of housing for millions of renters. It is a proportionate standard, prioritising safety, decency and warmth. It will act as a common standard for both private and social rented housing. It is designed so tenants can more easily understand the requirements their homes must meet to be considered safe and decent.

9. We will publish further detailed guidance for tenants and landlords to support implementation of the new DHS later this year. In this statement, we set out some information about how the new DHS will be implemented and enforced to support landlords with planning.

Table 1 summarises the new Decent Homes Standard

Criterion A - A home must be free of the most dangerous hazards.

To meet this criterion, properties must be free of ‘category 1’ hazards, as assessed under the Housing Health and Safety Rating System (HHSRS).

Criterion B - A home must be In a reasonable state of repair.

Homes will fail against this criterion if:

• one or more key building components is not in a reasonable state of repair, or
• two or more other building components are not in a reasonable state of repair

Criterion C - A home must provide core facilities and services.

To meet this criterion, flats must provide at least 3 of the following facilities:

• a kitchen with adequate space and layout
• an appropriately located bathroom and WC
• adequate external noise insulation
• adequate size and layout of common entrance areas for blocks of flats

To meet this criterion, houses must provide at least 2 of the following facilities:

• a kitchen with adequate space and layout
• an appropriately located bathroom and WC
• adequate external noise insulation

Homes must also be equipped with child-resistant window restrictors, which can be overridden by an adult, on all windows which present a fall risk for children.

Criterion D - A home must provide thermal comfort.

To meet this criterion, homes must provide a reasonable degree of thermal comfort. This includes ensuring homes meet Minimum Energy Efficiency Standards.

Criterion E - A home should be free of damp and mould.

Homes will be non-decent if a landlord has not remedied damp and mould.

Part 2: The new Decent Homes Standard

10. The new Decent Homes Standard (DHS) has been designed to ensure that all rented homes in England are decent, safe and warm.

11. To be decent a home must meet the following 5 criteria:

Criterion A – A home must be free of the most dangerous hazards  

12. To meet this criterion, homes must be free of health and safety hazards at the most dangerous ‘category 1’ level, assessed using the Housing Health and Safety Rating System (HHSRS). Broadly, a category 1 hazard means that if the hazard is not remedied there will be a need for some medical attention in the next 12 months, i.e. a visit to a doctor or a hospital.

13. The HHSRS sets out 29 potential health and safety hazards found in the home. An assessment using the HHSRS generates a numerical score that shows the seriousness of a hazard by evaluating the likelihood of harm occurring to an occupier in the next 12 months and the potential severity of that harm. Hazards scored at bands A, B or C are category 1; bands D to J are category 2.

14. The HHSRS has been reviewed to make it more intuitive to use, and we will implement the recommendations in due course. However, the outcomes of the review will not change how a category 1 hazard is defined or change landlords’ responsibilities under criterion A of the DHS.

Criterion B – A home must be in a reasonable state of repair

15. To meet this criterion, homes must be in a reasonable state of repair. Homes will fail this criterion if:

• one or more key building components are not in a reasonable state of repair, or
• two or more other building components are not in a reasonable state of repair

16. Building components are the structural parts of a home (e.g. roof structure, wall structure), and other external elements (e.g. roof covering, chimneys) and internal services and amenities (e.g. kitchens, heating systems). We have revised and extended the list of building components that must be maintained set out in Annex A. The new DHS brings in components that are critical to support a good quality of life for tenants and which therefore, if present, must be kept in a reasonable state of repair. This includes ‘lifts’ which will benefit people who are disabled and ‘mechanical ventilation’ which supports a reduction in damp and mould.

17. Key building components such as wall structures, roofs, external doors and windows and heating systems are those which, if in poor condition, could have an immediate impact on the integrity of the home and cause further negative outcomes for tenants such as damp and mould.

18. If any of these ‘key’ components need replacing or require immediate major repair, then the dwelling is not in a reasonable state of repair and action is required.

19. Other building components such as rainwater goods are those that have a less immediate impact on the integrity of the home. Their combined effect is therefore considered, with a home judged not to be in a reasonable state of repair if two or more components need replacing or require immediate major repair.

20. Definitions for each building component are set out in Annex A. These definitions should be used to assess whether a component is in need of repair or not.

Criterion C – A home must provide core facilities and services

Core facilities

21. The government recognises that there are a set of facilities and services that are core to what makes a home decent. We have set out the requirements to meet the DHS below for flats and houses. We also encourage landlords where they can to go further and provide all the listed facilities.

22. To meet this criterion, flats must provide at least 3 of the following core facilities:

• a kitchen with adequate space and layout
• an appropriately located bathroom and WC
• adequate external noise insulation
• adequate size and layout of common entrance areas for blocks of flats

23. To meet this criterion, houses must provide at least 2 of the following core facilities:

• a kitchen with adequate space and layout
• an appropriately located bathroom and WC
• adequate external noise insulation

24. More specifically, in line with the English Housing Survey definitions, this means:

a) A kitchen failing on adequate space and layout would be one that is too small to contain all the required items (sink, cupboards, cooker space, worktops, etc.) appropriate to the size of the dwelling. The kitchen is not required to be a separate room, as long as it has adequate space and layout to function.

b) An inappropriately located bathroom and WC is one where the main bathroom or WC is located in a bedroom or accessed through a bedroom (unless the bedroom is not used or the dwelling is for a single person or “household”). A dwelling would also fail if the main WC were external or located on a different floor to the nearest wash hand basin, or if a WC without a wash hand basin opens on to a kitchen in an inappropriate area, for example next to the food preparation area.

c) Inadequate insulation from external airborne noise would be where there are problems with, for example, traffic (rail, road and aeroplanes) or factory noise. Landlords should ensure reasonable insulation from these problems through installation of appropriate acoustic glazing in line with the current Building Regulations. This requirement does not cover insulation to address noise from internal sources, such as insulation between flats. This will only apply to homes that require noise insulation due to their immediate environment.

d) Inadequate size and layout of common entrance areas for blocks of flats would mean insufficient room to manoeuvre easily, for example where there are narrow access ways with awkward corners and turnings, steep staircases, inadequate landings, absence of handrails, low headroom, etc.

25. Kitchens and bathrooms must also be kept in good repair. They are now considered ‘key’ components under criterion B of the new DHS. This means that if the kitchen and/or bathrooms are in disrepair, the property would fail the new DHS.

Child resistant window restrictors

26. To meet this criterion, homes must also be equipped with child-resistant window restrictors, which can be overridden by an adult, on all windows which present a fall risk for children. Window restrictors are a safety measure to prevent falls from windows, particularly among children and vulnerable adults. Recent data highlights multiple fatalities and serious injuries resulting from unsecured windows in rented housing, incidents that could have been avoided with basic safety devices.

27. We define windows which present a fall risk to children and therefore unsafe if it meets all of the below criteria:

• where the change in floor level between the inside and outside is more than 600mm
• the window can be opened over 100mm
• the guard height is less than 1100mm above internal floor level
• it does not have a functioning window restrictor in place

28. Window restrictors limit the opening width to a safe distance, reducing fall risks while maintaining ventilation. This aligns with existing Building Regulations and guidance^{[footnote 1]}, which recommends a guarding height of 1100mm for windows that can be opened wider than 100mm and the change in floor level between the inside and the outside is more than 600mm. By mandating restrictors on windows where a fall risk exists, the DHS addresses a well-evidenced safety gap and builds on landlords’ obligations to provide homes free from category 1 hazards under the Housing Health and Safety Rating System.

Criterion D – A home must provide thermal comfort

29. Every tenant should have the right to a warm home that is affordable to heat. Improving energy efficiency of homes is a critical step to achieving this, improving health outcomes for tenants, tackling fuel poverty and meeting our commitments to reduce domestic carbon emissions and to make Britain a clean energy superpower by 2030.

30. To meet this Criterion, homes must provide a reasonable degree of thermal comfort, ensuring residents can maintain adequate warmth in a cost-effective and energy-efficient way.

31. There are 2 main strands to Criterion D:

• minimum requirements that the primary heating system must meet
• Minimum Energy Efficiency Standard (MEES), that guarantees a minimum level of energy performance for properties in both the social and private rented sectors

Requirements for a primary heating system

32. In both rental tenures, we expect landlords to ensure that the primary heating system heats the whole home, and the heating system must be programmable by tenants.

33. The requirement to have a primary heating system that heats the whole home means landlords must ensure that the primary heating system has a distribution system, such as gas central heating or underfloor heating, that is sufficient to provide heat in every room of the home.

34. The requirement for the primary heating system to be programmable by tenants means that the timing and the temperature of the heating can be controlled by the occupants, unless it is necessary for landlords to not provide it for health and safety reasons, for example in some supported housing to ensure adequate levels of heating are maintained.

Requirements for Minimum Energy Efficiency Standards

35. The most substantial part of Criterion D is the need for both private rented and social rented homes to meet a minimum standard of energy efficiency.

36. Government will set MEES for both tenures using new headline ‘metrics’ (Fabric Performance, Smart Readiness and Heating System) introduced as part of Energy Performance Certificate (EPC) reform. The proxy definition of new EPC metrics is defined as:

• Fabric performance – reflecting the thermal efficiency of the building envelope (i.e. cavity wall, loft, floor insulation, and double glazing). The standard is for a heat loss parameter of 3 W/m2K target.
• Smart readiness – reflecting the ability to integrate smart energy technologies (i.e. solar PV with smart meters assumed to be in place). Property must have at least a 1kWp solar PV system.
• Heating system – reflecting the efficiency and environmental impact of the heating (i.e. heat pumps or other clean heating technology)

37. These are proxy metrics currently used by DESNZ for impact assessment modelling and have not yet been finalised. DESNZ is currently consulting on how these metrics should be banded through the following consultation: HEM methodology for assessing existing dwellings and producing new EPC metrics

38. Enforcement for the social rented sector will be carried out by the Regulator of Social Housing in line with the rest of the DHS.

39. Although MEES will form part of the Decent Homes Standard for the PRS, the new regulations will remain under a separate legislative framework: the Energy Efficiency (Private Rented Property) Regulations 2015 (led by Department for Energy Security and Net Zero). Local authorities will act as the enforcement bodies, as they are currently.

Standard for Social Rented Sector

40. To comply with MEES in the SRS, social housing providers must:

a) Ensure all new and existing social rented properties are at an EPC C or equivalent by 1 April 2030, or for a valid exemption to have been registered.

b) This means to meet Energy Performance Certificate (EPC) ‘C’ using reformed EPCs against any one EPC metric, at landlord discretion, by 1 April 2030. Social housing providers may choose from any of the following:
i. fabric performance,
ii. smart readiness or
iii. heating system

c) Furthermore, social housing providers must also meet EPC C using reformed EPCs against a second EPC metric by 1 April 2039 (from the list above) or for a valid exemption to be registered.

41. It is not required to prioritise fabric improvements as in the PRS (below). Social landlords will have a choice of what metric is best suited to their stock and will deliver the biggest benefits to their tenants. Where properties have insufficient fabric insulation, we encourage providers to prioritise compliance via fabric upgrades. However, where other metrics could provide greater benefits to tenants - for example greater bill savings - social housing providers will have the flexibility to choose them.

42. Social housing providers must always have an in-date EPC that shows they meet the standard required. Expired certificates will not be sufficient to meet this standard.

43. To aid the transition to the new EPC system, a transitionary period will also apply until 1 April 2030. This means that properties that meet the current EPC ‘C’ standard under the energy efficiency rating (EER) methodology during this period and have a valid EPC certificate that demonstrates compliance, will also be considered compliant with MEES for the duration of the validity period (from issue date) of their EPC. However, we expect the majority of homes that meet EER C will also be compliant with one or more of the post reform metrics. A £10,000 spend exemption will also apply (see Part 3- Implementation, below).

Standard for Private Rented Sector

44. To comply with MEES in the PRS, private landlords must:

45. Ensure all new and existing domestic private rented properties must be at an EPC C or equivalent by 1 October 2030, or for a valid exemption to have been registered.

a) Meet EPC C using reformed EPCs based on a dual metric of: (i). fabric performance first, followed by either;
(ii). smart readiness or;
(iii). heating metric at landlord discretion.

b) Landlords must invest up to £10,000 per property (cost-cap) to meet the standard including third-party funding (except Boiler Upgrade Scheme).

46. If the property still falls short after reaching the £10,000 cost cap, landlords can register a 10-year exemption via the PRS MEES Exemptions Register. This exemption covers any improvement costs incurred from now until October 2030 and allows the property to continue being let until the exemption expires.

47. Other exemptions remain available for cases where improvements cannot be installed; these allow continued letting until expiry. Once the exemption expires, the landlord must again try to make improvements to the property to bring it up to standard.

48. Homes with a valid EPC certificate on current Energy Efficiency Rating C or higher before 1 October 2029 are considered compliant with PRS MEES until their EPC expires from issue date. This provision will mean that landlords of properties which already have an EER of Band C or better will have longer to meet the new standards, potentially to 2039 given the 10-year validity period of EPCs.

49. The government response to the PRS MEES consultation, which confirms the standard for compliance can be found here: Improving the energy performance of privately rented homes: government response.

Criterion E – A home should be free of damp and mould

50. Criterion E will ensure that landlords who meet the new criterion will not just be remedying damp and mould problems, but also ensuring issues are addressed before they become more serious.

51. Health impacts of damp and mould can be severe and affect both physical and mental well-being. Damp and mould primarily affect the airways and lungs, causing serious illness and, in the worst cases, death. But the presence of damp and mould can also affect mental health due to worries such as the health impacts of damp and mould, unpleasant living conditions, and destruction of property and belongings.

52. To meet this criterion, landlords should ensure their properties are free from damp and mould. This means landlords should address damp and mould when it is reported to them by their tenants as well as taking a proactive approach to prevention. To do this, they should follow government guidance, which sets out actions that can be taken to address and reduce the risk of damp and mould in their properties.

53. An HHSRS assessment of damp and mould generates a score that falls into one of ten bands, from A to J, with A the most dangerous and J the safest. Criterion E will be failed if a damp and mould hazard is assessed to be anywhere from bands A to H. Local authorities as enforcers of standards in the private rented sector will take this into account when assessing if a private landlord meets the DHS, and social landlords may assess this through, for example, stock condition surveys.

54. This new criterion is in addition to Awaab’s Law, which provides a mechanism for social tenants to secure repairs where an emergency hazard poses an imminent risk of harm to their health and safety; or where damp and mould present a significant risk of harm to health or safety. By meeting Criterion E, landlords can prevent issues from escalating to the stage where action is required under Awaab’s Law in relation to damp and mould. The government is also committed to extending Awaab’s Law to the PRS, and we will be consulting on the detail of this policy in due course.

Part 3: Implementation

When will homes need to be compliant with the new DHS?

55. The standards underpinning the quality and safety of rented housing in England have been overhauled in recent years. For the social rented sector, new consumer standards were introduced in April 2024, and Awaab’s Law came into effect in October 2025. In the PRS, the government recently passed the landmark Renters’ Rights Act 2025 which included legislation for Awaab’s Law to be extended to the sector.

56. However, there is more we must do to tackle poor housing quality in England: 10% of social homes and 21% of privately rented homes are non-decent^{[footnote 2]}. Tenants deserve to live in homes that are safe, warm and decent. We know that good quality housing drives beneficial societal change, leads to positive educational and employment outcomes, and saves the NHS millions of pounds each year.

57. To achieve lasting change for tenants, landlords will need to develop long-term plans to improve existing homes alongside building new homes and giving tenants a fairer deal – this will need investment and commitment over the next decade. That is why we are setting an implementation date of 2035 (MEES implementation dates are separated out and vary by tenure) for the new DHS in both sectors. This is comparable to the ten-year target set for the first DHS, introduced in 2001, which required all social housing to meet set standards of decency by 2010.

58. However, we encourage landlords to consider the benefits and feasibility of bringing properties up to the new DHS. They should not delay all action until the end of the implementation period. Social landlords should also be mindful when considering how to implement the new DHS across their homes of their requirements under the Regulator of Social Housing’s (the Regulator) Transparency, Influence and Accountability Standard. This states that landlords must involve tenants as they develop these plans, giving a wide range of meaningful opportunities to influence and scrutinise them. In this context we expect that the changes landlords need make to meet the new DHS deliver fair and equitable outcomes for tenants.

59. Action to keep homes safe is a priority. While landlords will have until 2035 to bring their homes in line with new decency requirements, landlords will have to continue to meet their existing legal obligations to keep their homes in repair and fit for habitation. The requirements around enforcement of housing standards, in Part 1 of the Housing Act 2004, and fitness, introduced by the Homes (Fitness for Human Habitation) Act 2018, are both still in place and landlords must continue to make sure their homes meet the current DHS.

60. In addition, phase 1 of Awaab’s Law came into force in relation to social housing in October 2025, initially focusing on damp and mould and emergency hazards. Phases 2 and 3 will come into effect over the next two years, covering the remaining hazards excluding overcrowding. We will consult shortly on applying Awaab’s Law to the PRS so that tenants in the PRS also have appropriate, contractual rights to require landlords to deal with hazards promptly.

61. MEES requirements form part of criterion D of the new DHS for social and privately rented homes, ensuring a higher standard of energy efficiency and thermal comfort for both tenures. Initial MEES requirements will be brought in earlier than the rest of the new DHS, reflecting the importance of warm, energy efficient homes that have lower energy bills.

62. In the SRS, the first stage of MEES compliance (to be compliant with one EPC metric at Band C or higher) will be required by 2030. The second stage of compliance (to be compliant with two EPC metrics at Band C or higher) will be required by 2039. In the PRS, there is a single MEES compliance date for both dual metrics (EPC C or higher) of 2030 for new and existing tenancies.

How the DHS will be regulated, enforced and monitored

Regulating the DHS in the SRS

63. The DHS is regulated within the SRS by the Regulator of Social Housing (the Regulator) within its consumer standards, which requires registered providers of social housing to deliver the outcomes of the Regulator’s Safety and Quality Standard. This states that registered providers must:

• have an accurate, up to date and evidenced understanding of the condition of their homes that reliably informs their provision of good quality, well maintained and safe homes for tenants
• ensure that tenants’ homes meet the standard set out in section five of the government’s Decent Homes guidance and continue to maintain their homes to at least this standard unless exempted by the Regulator
• when acting as landlords, take all reasonable steps to ensure the health and safety of tenants in their homes and associated communal areas

64. Following the introduction of the new consumer regulatory regime in April 2024, the Regulator now proactively seeks evidence and assurances from registered providers that they are delivering the outcomes in the consumer standards. This includes proactive inspections for large providers. As part of these inspections, the Regulator seeks assurances that providers are delivering outcomes relating to stock quality, repairs and maintenance, and health and safety compliance. This enables the Regulator to hold landlords to account for delivering the outcomes set by the consumer standards.

65. The current DHS will continue to be regulated in line with the Regulator’s outcomes-focused approach. This approach reflects the Regulator’s statutory duties to carry out their role in a way that minimises interference of landlords and, where possible, is proportionate, consistent, transparent and accountable.

66. The Regulator works intensively with providers who are not delivering the outcomes set out in the standards and has a series of powers at its disposal when it identifies serious failings that providers cannot or will not resolve.

67. We will publish a direction to the Regulator that it must set a standard requiring registered providers to comply with the new DHS from 1 April 2035 and the SRS MEES requirements in 2030 and 2039 respectively. Until this date, the current version of the DHS will apply in the SRS. We will set out transitionary mechanisms where appropriate between current and new DHS requirements in detailed guidance later this year.

68. If a tenant in social housing believes their home does not meet the DHS, they should complain to their landlord. The Regulator’s standards require that landlords ensure complaints are addressed fairly, effectively, and promptly. If the tenant is not satisfied with the landlord’s response to the complaint, they can raise it with the Housing Ombudsman Service (HOS). The Complaint Handling Code was introduced in 2020 as part of the Ombudsman’s new powers in the revised Housing Ombudsman Scheme. It provides a framework for high quality complaint handling, improving awareness, accessibility, and speed of complaint resolution.

Enforcement of the DHS in the PRS

69. In the private rented sector, the DHS will be enforced by local authorities. Part 1 of the Housing Act 2004 already requires PRS properties to meet Criterion A of the DHS by being free of category 1 hazards. The Renters’ Rights Act 2025 places a legal duty on private landlords to ensure their properties meet standards requirements to be set out in regulations. The intention is for those regulations together with regulations imposing higher minimum energy efficiency standards to require PRS properties to meet the other criteria of the DHS set out in this document.

70. Amendments to the Housing Act 2004 provide for local authorities to use existing enforcement powers in relation to hazards for failures to meet the DHS. They place a duty on local authorities to, if appropriate, inspect properties to determine whether there are DHS failures. This could be following a tenant complaint, for example. Enforcement action can include requiring landlords to remedy the failures. Non-compliance with local authority enforcement notices or orders will be a criminal offence, meaning landlords who fail to comply can be prosecuted or fined.

71. To support effective enforcement, we will increase the maximum fine level for non-compliance with enforcement action from £30,000 to £40,000, which reflects the change in the value of money since the maximum fine level was first set. For serious failures, such as category 1 hazards, local authorities will also have a new power to issue immediate civil penalties of up to £7,000 if the landlord has failed to take reasonably practicable steps to address the issue. Subject to secondary legislation, our intention is for this new power to come into force ahead of the full DHS.

72. Local authorities will have flexibility to take enforcement action in respect of DHS failures against a superior landlord in relation to a PRS property when appropriate (for example, the freeholder of a building containing a leasehold flat if the failures relate to common parts of the building).

73. In the private rented sector, DHS requirements will be divided into two tiers to support local authorities to prioritise the issues that present the greatest risk to tenants. If there are DHS failures under criterion A - i.e. the presence of the most dangerous hazards – local authorities will have a duty to take enforcement action and the ability to issue on the spot fines of up to £7,000. For all other DHS requirements, local authorities will have a power to take enforcement action, but will not be under a legal duty to do so. Wider regulations, such as electrical, fire and gas safety requirements, will continue to apply.

Monitoring during the implementation period

74. In the SRS we will develop mechanisms to monitor progress through a combination of landlord data returns and the English Housing Survey. Data will also be collected on decency of PRS homes through the English Housing Survey. We will begin monitoring rates of compliance with the new Decent Homes Standard ahead of the final implementation deadline.

75. A monitoring and evaluation plan will be developed in conjunction with the final DHS policy guidance. MHCLG commits to robustly monitoring and evaluating the DHS, with methods, timeline and reporting reflecting the implementation of the standard. As such, a detailed evaluation plan will be developed at a later stage.

Meeting the standard

76. The aim in setting a universal minimum standard is to create a baseline of quality for all rented homes in England. Some rented homes, however, in both tenures will fail to meet the new DHS. This is unavoidable. It is therefore important to have a system in place that differentiates between cases where landlords won’t comply with the standard (wilful non-compliance, or failures of delivery, systems or governance that require regulation or enforcement), and where landlords either can’t or shouldn’t comply with some aspects of the standard.

77. We will set out in the guidance the circumstances where social landlords can’t or shouldn’t meet some aspects of the DHS and what should happen in these cases:

• where tenants refuse access
• where there are physical or planning factors that prevent compliance.
• circumstances where there are plans to sell, demolish or renew properties and estates

78. As is the case with the current DHS, social landlords will report to the Regulator of Social Housing where they determine an exemption to the DHS.

79. In the private rented sector, local authorities will take into account the specific circumstances where aspects of the DHS can’t be met when considering enforcement action. They will use their discretion to identify appropriate best course of action in these instances:

• where tenants refuse access
• where there are physical or planning factors that prevent compliance

80. There will also be cases of specific tenure types, such as supported or temporary accommodation, where it is not appropriate for landlords to meet certain elements of the DHS because this is not in the best interest of residents. An example may be accommodation for residents with particular health needs, where the provision of a kitchen for their own use is not appropriate.

81. We will provide clear guidance on applying the DHS to leasehold homes, including the respective responsibilities of freeholders and leaseholders, and continue engaging with stakeholders on how the DHS will apply to leasehold homes in a manner which is proportionate, effective, and fair for owner-occupiers and landlord leaseholders.

82. MEES will also have its own specific exemptions in the SRS and PRS, which do not apply to the rest of the DHS. This includes a £10,000 spend exemption, which means that spend on energy efficiency can be counted towards meeting the spend exemption. Additional detail of how social housing providers should consider this will be set out in the accompanying government response to the SRS MEES consultation shortly.

83. Guidance on circumstances where landlords can’t or shouldn’t meet some aspects of the DHS, specific to both tenures, will be published and will include examples. The guidance will set out that the importance of landlords working with tenants and regulators when they identify these circumstances.

Part 4: Next steps

84. This statement sets out our comprehensive plan to bring rented homes up to a higher standard and improve outcomes for tenants.

85. In due course, we will:

• publish detailed guidance on the new DHS (including MEES)
• bring forward the legislation and regulation to bring the new DHS into force within the SRS and PRS by 2035
• publish the SRS MEES government response and associated Impact Assessment shortly

Annex A: List of building components

Key building components

Component	Definition of disrepair	Examples (to be developed further in detailed guidance)
Wall structure (key) - including lintels, brickwork, damp proof courses and external wall finish	Not structurally sound or not weather tight.	Problems with the wall structure could include: vertical or diagonal cracking, inadequate expansion joints or inadequate fixings between components, wall tie corrosion, twisted, cracked, overloaded or slipped lintels due to settlement, bowing of walls and over sailing of walls at Damp Proof Course (DPC) level. External wall finishes include: pointing to fair faced masonry, brickwork or block work; a coating applied to the wall structure including all renders such as pebble dash and similar proprietary surface treatments; clay or concrete tiles mechanically fixed to wall structure; brick slips or mosaic tiles applied to concrete panels; all forms of plastic, laminates and thin metal sheets.
Internal wall and ceiling finish (key) Does not include decoration.	Plaster requires major repair.	Problems could include: significant crumbling or unbonded plaster; extensive or serious cracking of plaster.
Chimneys (key)	Not structurally sound or not weather tight.	Problems with the chimneys could include: broken, unseated or unsafe pots; leaning stacks; unsafe chimney heads; decayed brick/masonry structure; and defective pointing.
Roof structure (key)	Not structurally sound or not weather tight.	Problems with the main roof could include: sagging of roof structure; water ingress/leaks;  humping of the roof over internal load bearing walls and/or party walls; and spreading outwards of the roof structure at the eaves.
Roof covering (key)	Not structurally sound or not weather tight.	Problems with principal roof covering and roof edges could include: significant number of missing, broken or slipped slates or tiles; broken or slipped ridge tiles and hips; missing verges and torn or cracked flat roof coverings.
Windows (key)	Not weather tight, unable to make secure / lock, unable to use properly (i.e. open and close).	Problems could include: distorted or unseated window frames; rotted sills or sub sills; broken panes of glass; defective ironmongery; and defective, damaged or missing seals or putty where they cause the window to leak or stop it from being secured or locked.
External doors (key)	Not weather tight, unable to make secure / lock, unable to use properly (i.e. open and close).	Problems could include: distorted or unseated door frames; rotted sills or sub sills; broken panes of glass; corroded, rusting or rotten ironmongery; and defective, damaged or missing seals or putty where they cause the window to leak or stop it from being secured or locked.
Kitchen (key)	Major repairs required or more than one of the following items need to be replaced: cold water drinking supply; hot water; sink; cooking provision; cupboards and worktop. All components must be in a usable condition.
Bathroom (key)	Major repairs required or more than one of the following items need to be replaced: bath or freestanding shower; wash hand basin; WC. All components must be in a usable condition.
Electrical system (key)	Requires replacement or major repair.	As well as meeting the requirements for an inspection and test of the electrical safety installation at least every five years, the electrical system in the property must not be dangerous to the inhabitant as indicated by: broken casings; damaged power socket boxes; exposed wiring; and other obvious signs of damage, disrepair or unauthorised alterations, especially to the consumer/meter units.
Heating system (key)	Requires replacement or major repair.	The heating system in the property must not be dangerous to the inhabitants as indicated by problems such as: wall mounted boilers in danger of detaching; rusted boilers or tanks; leaking oil tanks or pipes; holes in gas flues; balanced gas flues with unsafe guards; balanced gas flues with incorrectly positioned guards; and smell of gas/oil around boiler. The references to gas systems apply to all gas-fired central heating boilers and balanced flue room heaters, as well as conventionally flued gas room heaters and fires, and gas room heaters with back boilers.
Fire alarm systems (key)	Requires replacement or major repair	Problems could include: alarm system visibly tampered with or damaged; alarm failing to sound when tested.
Sprinkler systems (key)	Requires replacement or major repair	Problems could include: fixtures visibly tampered with or damaged; fixtures being insecurely fixed; system failing when tested.
Fire Safety Signage (key)	Requires replacement or major repair.	Problems could include: Damage that inhibits the user’s ability to read the information, significant signs of wear on signage; signage removed or defaced; emergency light fittings not working.
Internal doors (key)	Requires replacement or major repair	Problems could include: distorted or unseated doors and frames; rusting or rotten ironmongery; missing hardware.
Mechanical ventilation (key)	Requires replacement or major repair	Problems could include: ventilation unit being inappropriately or insecurely fixed to the wall; unit not operating despite being switched on.
Lifts (key)	Requires replacement or repair	Problems could include: Repairs needed to shaft, car, doors, call panel or control panel.

Other building components

Component	Definition of disrepair for consultation	Examples (to be developed further in detailed guidance)
Rainwater goods (other)	Requires replacement, repair or major unblocking.	Problems could include: cracked or corroded or detached gutters or downpipes; loose or defective brackets; missing fittings; blockages restricting water drainage.
Balustrades, handrails and stair treads (other)	Requires replacement or repair.	Problems could include: insecurely or inappropriately attached components which are unable to withstand reasonable force.
Door entry systems (other)	Requires replacement or repair.	Problems could include failure to lock / unlock communal door. Broken elements (entry phone, buzzer)

1. Building Regulations Approved Document K https://www.gov.uk/government/publications/protection-from-falling-collision-and-impact-approved-document-k A study of the effectiveness of guarding to prevent falls through window openings RR1219: A study of the effectiveness of guarding to prevent falls through window openings - HSE ↩

2. English Housing Survey 2023-24 Annex Table 1.4 Annex tables for English Housing Survey 2023 to 2024 headline findings on housing quality and energy efficiency - GOV.UK ↩