The Decent Homes Standard Is Coming to Private Rentals — What London Landlords Should Do Now

Quick answer: The Decent Homes Standard, which has applied to social housing for years, is being extended to privately rented homes in England under the Renters' Rights Act 2025. It sits in phase three of the government's rollout, with timescales subject to consultation. A parliamentary committee report states landlords will have until 2035 to comply. Nothing is enforceable yet, but the work is easier and cheaper if you start now.

The Renters' Rights Act 2025 is being implemented in phases. Phase one abolished Section 21 on 1 May 2026. Phase two, the PRS Database and the landlord ombudsman, begins rolling out from December 2026. Phase three brings two quality measures to the private sector: the Decent Homes Standard and Awaab's Law.

This article covers the Decent Homes Standard. It will matter to every London landlord, and the certificates you already hold are the best starting point.

What the Decent Homes Standard is

The standard was created for social housing. Under the version that has applied to councils and housing associations, a home is "decent" if it meets four broad tests:

1. It is free from the most serious hazards (Category 1 hazards under the Housing Health and Safety Rating System).
2. It is in a reasonable state of repair.
3. It has reasonably modern facilities and services, such as kitchens and bathrooms.
4. It provides a reasonable degree of thermal comfort, through heating and insulation.

The government has consulted on a modernised version for both sectors. The final private-sector detail will be set out in regulations, so treat the four tests as the direction of travel rather than the final wording.

What is confirmed and what is not

Confirmed: the Renters' Rights Act 2025 extends the standard to the private rented sector. The government's implementation roadmap places it in phase three, and says its timescales "will be subject to consultation".

Reported: a House of Commons Housing, Communities and Local Government Committee report states landlords will have until 2035 to make sure their homes meet the standard. The committee also urged the government to add incentives, because its impact assessment assumes most landlords will wait until shortly before the deadline.

Not yet known: the exact criteria for private homes, the enforcement start date, and penalties.

Where your existing certificates fit

The first test, freedom from Category 1 hazards, is where your current compliance work already counts. HHSRS assesses hazards including:

• Electrical hazards — evidenced by a satisfactory EICR.
• Carbon monoxide and fuel combustion — evidenced by a current gas safety record and working CO alarms.
• Fire — evidenced by working smoke alarms and, in HMOs and blocks, a fire risk assessment and fire safety certificate.
• Excess cold — linked to your heating and insulation, which also drive your EPC rating.
• Damp and mould — linked to ventilation, heating and building fabric.

Thermal comfort overlaps heavily with the separate plan to require EPC C for private rentals by 2030. Improvements that raise your EPC rating, such as loft insulation, heating upgrades and draught-proofing, will usually help with both.

Why London landlords should start early

London has a high share of pre-1919 housing, solid-walled terraces and converted flats. Those properties are more likely to need work on damp, heating and insulation. They also compete for the same limited pool of contractors as the 2030 EPC deadline approaches.

Starting early spreads the cost and gives you evidence of a well-maintained property, which also helps if you ever face an ombudsman complaint or a council inspection.

A preparation plan

1. Get current certificates in order — EICR, gas safety, EPC and, for HMOs, fire safety documents.
2. Walk the property with the four tests in mind. Note anything in poor repair, outdated kitchens or bathrooms, cold rooms, or recurring damp.
3. Fix Category 1-type risks first. Electrical faults, gas defects and fire safety gaps carry the highest legal risk today.
4. Plan thermal improvements alongside your EPC work so you pay for scaffolding and disruption once.
5. Keep records of inspections, repairs and dates.

Book the certificates that form your baseline

Book online or call 020 3996 1070. We cover all 33 London boroughs with next-day appointments and certificates within 24 hours.

Sources

• House of Commons HCLG Committee — Housing conditions in the private rented sector (report)
• Harvey W James — Awaab's Law and the private rented sector (checked against legislation.gov.uk, 13 September 2026)