Quick answer: The reformed Decent Homes Standard (DHS) published in January 2026 will apply to both the social rented sector and the private rented sector for the first time. 21% of private rented homes and 10% of social rented homes currently fail to meet it. The new standard requires properties to be free from Category 1 HHSRS hazards, in reasonable repair, thermally comfortable and free from damp and mould — with a new standalone Criterion E on damp and mould added directly in response to Awaab's Law. For maintenance contractors, the extension creates substantial demand for compliant remediation, equipment and documentation across both sectors.
The Decent Homes Standard has defined baseline expectations for social housing quality in England since 2001. Under the Renters' Rights Act 2025, a reformed and modernised DHS will apply to both the social rented sector and the private rented sector — meaning all rented homes in England will be subject to the same baseline property condition requirements.
The government published its response to the DHS consultation on 28 January 2026, confirming the scope and direction of the reform. The extension to the PRS is part of the phased Renters' Rights Act rollout, with the Decent Homes Standard applying from 2035 under the revised Decent Homes trajectory — though enforcement through the HHSRS and Awaab's Law frameworks is already in place for the most serious hazards.
What the reformed Decent Homes Standard requires
The reformed DHS sets five criteria that rented properties must meet. All five now apply to both social and private rented homes:
- Criterion A — Free from Category 1 hazards: properties must not contain hazards assessed as Category 1 under the HHSRS. Category 1 hazards score 1,000 or above under the revised June 2026 scoring system (now rated High). This includes damp and mould, structural collapse risk, fire, excess cold and — under the 2026 HHSRS overhaul — indoor air pollutants including biocides and carbon monoxide.
- Criterion B — Reasonable state of repair: key building components — roof, windows, doors, walls, plumbing, heating — must not be in a state of disrepair that poses a risk to occupants or causes significant damage to the structure.
- Criterion C — Reasonably modern facilities: kitchens, bathrooms and common areas must be adequately equipped.
- Criterion D — Thermal comfort: properties must have efficient heating and insulation sufficient to maintain comfortable temperatures.
- Criterion E — Free from damp and mould (new): a new standalone criterion added in response to Awaab's Law and the Awaab Ishak case. Properties must be free from damp and mould to a standard that is safe for occupants. This criterion sits alongside Criterion A but addresses damp and mould specifically as a standalone obligation — not just where it reaches Category 1 HHSRS threshold.
The scale of the gap
As of 2023, 21% of private rented homes and 10% of social rented homes in England failed to meet the existing Decent Homes Standard. The reformed DHS with its new damp and mould criterion is more demanding than its predecessor. The number of non-decent homes — particularly in the private rented sector — is significant and the remediation workload for the supply chain is substantial.
Enforcement
In the social rented sector, the Regulator of Social Housing regulates the DHS through its standards and monitors landlord compliance. Failure can result in a regulatory downgrade.
In the private rented sector, local authorities have enhanced enforcement powers under the Renters' Rights Act 2025 — including civil penalties of up to £7,000 for Category 1 hazards and the ability to inspect without 24 hours' notice. The PRS landlord database launching from late 2026 will make non-compliance more visible to enforcement teams.
What this means for maintenance contractors
The DHS extension creates a sustained, long-term demand driver for maintenance and remediation work across both sectors. Key implications:
- Damp and mould remediation at scale — Criterion E creates a standalone damp and mould obligation for both social and private landlords. H-Class extraction is the correct equipment specification for mould remediation under COSHH. See: Awaab's Law and mould remediation →
- Biocide compliance — where biocides are used in mould removal, COSHH assessments must reflect actual hazard profiles — not marketing labels. From August 2026, updated GB CLP classifications apply. See: Biocide labelling compliance →
- Thermal comfort and heating — Criterion D creates demand for heating system maintenance, upgrades and compliance work across the private rented stock.
- Documentation — landlords building compliance records for the PRS database will require contractor documentation that evidences compliant equipment and correct methods.
Related guidance
Renters' Rights Act 2025 — what it means for landlords and contractors →
HHSRS 2026 overhaul →
Awaab's Law — Phase 1, 2 and 3 →
Biocide labelling compliance →
Social housing hub →
H-Class extraction — mould remediation standard →
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