Decent Homes Standard for Private Rentals
The Decent Homes Standard comes to private rentals. The four criteria, the damp and mould clock, and a Norfolk landlord workflow.
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Quick answer
The Renters' Rights Act extends the Decent Homes Standard (DHS) — currently a social housing benchmark — to the private rented sector in England. From the appointed day, every let property must meet four core criteria: a minimum statutory standard, reasonable state of repair, modern facilities and services, and a reasonable degree of thermal comfort. Local councils enforce; non-compliance triggers improvement notices and financial penalties.
What has changed?
The DHS has been mandatory in social housing since 2006. The Renters' Rights Act applies the same standard to private lets, with an updated 2026 version covering damp and mould (Awaab's Law in spirit), thermal performance, and modern kitchens and bathrooms.
The four DHS criteria for the PRS
- Meet the current statutory minimum. No Category 1 hazards under the Housing Health and Safety Rating System (HHSRS).
- Reasonable state of repair. Structure and key components (roof, walls, windows, electrics, heating) must be sound and effectively maintained.
- Reasonably modern facilities and services. Kitchens under 30 years old, bathrooms under 40, adequate insulation, adequate noise insulation in common areas.
- Reasonable degree of thermal comfort. Effective heating and effective insulation; ties into the EPC trajectory.
Awaab's Law for the PRS
Time-limited duties to investigate and remedy reported damp and mould. The clock starts from the tenant's written report, not from the landlord's own discovery.
What landlords need to do now
1. Run a DHS self-audit on every property
A short checklist per property: HHSRS hazards, roof and external walls, windows, kitchen and bathroom age, heating type, insulation, damp/mould signs. Photograph each item. This becomes your baseline.
2. Prioritise damp and mould reports
The single fastest route to enforcement is an ignored damp/mould report. Acknowledge in writing within 14 days, inspect within a strict window, remediate to the agreed timescale.
3. Plan kitchen and bathroom refurbishment cycles
Under the new standard, kitchens older than 30 years and bathrooms older than 40 are flagged. Budget capex on a rolling basis rather than reacting to enforcement.
4. Lift EPCs on the trajectory
The DHS dovetails with the expected EPC C minimum trajectory. Plan loft and cavity insulation, boiler upgrades and heating controls now.
5. Document everything
The defence to an improvement notice is evidence: contractor invoices, dated photos, tenant communications. Build the file per property.
6. Talk to your local council early
Norwich, Great Yarmouth, King's Lynn and West Norfolk councils will publish enforcement priorities. Engage early — most councils prefer co-operation to penalties.
Common mistakes to avoid
Treating DHS as the same as HHSRS
HHSRS is one of four DHS criteria. Passing HHSRS does not mean you pass DHS.
Ignoring early damp reports
The clock is on the tenant's report. Acknowledge in writing within 14 days even if you cannot inspect immediately.
Patching old kitchens forever
If the cabinets pre-date the National Lottery, you are out of compliance. Budget replacement.
Forgetting common areas in HMOs
Stairs, hallways, kitchens, bathrooms in shared use all count.
Self-certifying without evidence
A claim that a property is compliant, with no photo, no invoice, no record, will not survive a council inspection.
FAQ
Does the DHS apply to every PRS property?
Yes — every let under an assured tenancy in England.
Who enforces?
Local councils, using improvement notices and financial penalties.
Is there a kitchen age limit?
Yes — 30 years for kitchens, 40 for bathrooms, as a working standard.
Does the DHS replace HHSRS?
No — HHSRS sits inside DHS as one of four criteria.
Will my EPC be enough?
EPCs are evidence but not the whole standard.
What about damp and mould?
A time-limited duty to investigate and remedy from the tenant's report.
Will every council enforce immediately?
Implementation will phase in; some councils have already trialled.
Are HMOs included?
Yes — and common areas count.
What if my property is older?
The standard is functional, not historical — period properties can comply with sympathetic upgrades.
How do I prove compliance?
Photos, invoices, contractor records, tenant correspondence.
References
- Renters' Rights Act 2025, legislation.gov.uk
- Decent Homes Standard (England), GOV.UK
- Housing Health and Safety Rating System guidance, GOV.UK
- MHCLG: PRS Decent Homes Standard, GOV.UK
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*Reviewed by the Smart Sleep Property Editorial Team. General information for landlords in England, with Norfolk context. Not legal advice.*
Frequently asked questions
Does the DHS apply to every PRS property?+
Yes — every assured tenancy in England.
Who enforces?+
Local councils with improvement notices and penalties.
Is there a kitchen age limit?+
Yes — 30 years for kitchens, 40 for bathrooms.
Does the DHS replace HHSRS?+
No — HHSRS sits inside DHS.
Will my EPC be enough?+
Evidence but not the whole standard.
What about damp and mould?+
Time-limited duty from the tenants written report.
Will every council enforce immediately?+
Implementation will phase in.
Are HMOs included?+
Yes — common areas count.
What if my property is older?+
Functional standard — period properties can comply.
How do I prove compliance?+
Photos, invoices, contractor records.
Get the tools to handle this confidently
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