Decent Homes Standard (DHS)

The Decent Homes Standard (DHS) is the legally defined minimum quality standard that all rented homes in England must meet. First introduced for social housing in 2001 and updated in 2006, it was extended to the private rented sector by the Renters' Rights Act 2025. The Ministry of Housing, Communities and Local Government confirmed in January 2026that a modernised five-criterion standard will apply to all private rented homes in England from 2035.

The five criteria

To be considered decent, a property must pass all five criteria simultaneously. A failure on any single criterion means the home is non-decent.

Criterion A - free from the most dangerous hazards. The property must be free of category 1 hazards as assessed under the Housing Health and Safety Rating System (HHSRS), which provides the hazard scoring framework that underpins this criterion. A category 1 hazard is one likely to require medical attention within 12 months if not remedied.

Criterion B - reasonable state of repair. A property fails if one or more key building components (roof, walls, windows, external doors, chimney, or the main heating and hot water system) is not in a reasonable state of repair, or if two or more other components are not. Condition, not age, is the test.

Criterion C - core facilities and services. Houses must provide at least two of: a kitchen with adequate space and layout, an appropriately located bathroom and WC, and adequate external noise insulation. Flats must provide at least three of the four criteria, which adds adequate common entrance areas. All properties must have child-resistant window restrictors on any window presenting a fall risk for children, a new obligation introduced by the 2025 standard.

Criterion D - thermal comfort. The property must provide a reasonable degree of thermal comfort, including meeting Minimum Energy Efficiency Standards. Under the confirmed framework, private rented homes must achieve EPC C or equivalent by 1 October 2030. The primary heating system must be capable of heating the whole home and must be programmable by the tenant.

Criterion E - free of damp and mould. A property fails criterion E if a damp and mould hazard is assessed at bands A to H under the HHSRS scoring system. This is a new, standalone criterion added to the 2025 standard and it sets a lower tolerance than many landlords currently apply. It works alongside Awaab's Law, which sets enforceable repair timeframes for damp and mould hazards in the private rented sector.

How the DHS relates to HHSRS

The DHS and HHSRS are complementary but distinct. HHSRS is a risk assessment procedure that identifies and scores hazards across 29 categories, it does not itself set a minimum standard. The DHS sets a positive, enforceable standard that uses HHSRS scoring as the mechanism for criterion A and criterion E assessment. In our experience supporting landlords through the Renters' Rights Act transition, the most common source of confusion is treating HHSRS compliance as equivalent to DHS compliance. Passing an HHSRS inspection does not automatically mean a property meets all five DHS criteria.

When does the DHS apply to private landlords?

The DHS has applied to social housing since 2001. For private landlords, enforcement begins in 2035 under phase 3 of the Renters' Rights Act 2025. The government has been explicit that 2035 is a compliance deadline, not a signal to delay: HHSRS enforcement by local authorities is active now, and criterion D's EPC C requirement comes into force from 2030. Landlords should audit their portfolios and begin planning capital works well ahead of both milestones.

Enforcement from 2035 will be carried out by local housing authorities, working alongside the PRS Database and the Private Rented Sector Ombudsman. Penalties for non-compliance include civil penalty notices and rent repayment orders. Local authorities can also use improvement notices and, in serious cases, carry out emergency remedial works and recover the cost from the landlord.

From working with self-managing landlords across the UK, we see that the properties most likely to face compliance challenges are those where maintenance has been reactive rather than planned, and where paper trails on inspections and repair works are thin. The DHS will require not just compliant properties, but evidence that they have been kept compliant. August's compliance checklist tool is designed to help landlords track certificate renewals, log inspections, and build the documentation record they will need.

For a full breakdown of what each criterion means in practice, a self-assessment checklist, and guidance on how to prepare, see our guide to the Decent Homes Standard for private landlords.

Frequently asked questions

Does the Decent Homes Standard apply to my property now?

Not yet as an enforceable standard in the private rented sector. The DHS currently applies to social housing. The Renters' Rights Act 2025 enables the extension to private rented homes, with enforcement due to begin in 2035. However, many of the underlying obligations, freedom from category 1 HHSRS hazards, adequate heating, gas and electrical safety, are already legal requirements for private landlords.

What is the difference between the DHS and HHSRS?

HHSRS is a risk assessment tool that local authorities use to identify and score hazards in rental properties. It does not itself set a minimum standard. The DHS is a positive, legally enforceable standard that uses HHSRS hazard scoring as one of its five assessment criteria. A property can pass an HHSRS inspection and still fail the DHS on criteria B, C, D, or E.

What happens if my property fails the standard?

From 2035, a local authority can issue an improvement notice requiring specified works within a deadline. Failure to comply can result in civil penalty notices of up to £7,000 for a Type 1 (criterion A-level) breach, or up to £40,000 for broader lettings offences under the Renters' Rights Act. Tenants can also apply to the First-tier Tribunal for a rent repayment order covering up to two years' rent in serious cases.

This definition reflects the law and government guidance as of May 2026. The Decent Homes Standard for the private rented sector is subject to ongoing secondary legislation and detailed guidance from MHCLG due to be published later in 2026.