Decent Homes Standard (DHS)
A government standard for minimum housing quality, extended to the private rented sector by the Renters Rights Act 2025. Properties must be free of Category 1 HHSRS hazards, in a reasonable state of repair, have reasonably modern facilities and provide reasonable thermal comfort.
At a glance
- Extended to PRS
- Renters’ Rights Act 2025
- Four criteria
- No Cat 1 hazards, reasonable repair, modern facilities, thermal comfort
- Enforcement
- Local housing authority + HHSRS inspection
Full guide
Read the complete landlord guide on Decent Homes Standard (DHS)
Deadlines, fines and step-by-step compliance in our in-depth resource.
Open full guideWhy Decent Homes Standard (DHS) matters for landlords
The Decent Homes Standard was a social-housing benchmark for 20 years and its extension to the PRS is one of the biggest structural changes the Renters’ Rights Act 2025 brings. Property that passed a lettable standard a decade ago (single-glazed, tired bathroom, Category 2 damp) can now trigger enforcement if assessed against DHS. Landlords should expect councils to lean into HHSRS inspections as the evidence base for DHS breach cases.
Official sources
LetCompliance editorial reviews this entry every quarter against the sources above. Always confirm specific duties with a qualified solicitor or your local council.
Related terms
Disrepair
A property condition falling below legal standards under Section 11 of the Landlord and Tenant Act 1985, the Homes (Fitness for Human Habitation) Act 2018 or the Decent Homes Standard. Tenants can sue for damages and specific performance, and a valid disrepair claim is a complete defence to a possession claim.
Renters Rights Act 2025
UK legislation that received Royal Assent in 2025 and came fully into force on 1 May 2026. Abolished Section 21 no-fault evictions, converted all ASTs to periodic tenancies, extended the Decent Homes Standard to the PRS, introduced a private rented sector database and gave tenants the right to request pets.
Awaab's Law
Provisions extending to the private rented sector under the Renters Rights Act 2025 that set strict timescales for landlords to investigate and remedy hazards such as damp and mould. Named after Awaab Ishak. Breach can lead to tenant compensation and enforcement by the local housing authority.
Council Tax
The tax charged on residential property by the local authority. Tenants are usually liable while the property is let as their main residence. Landlords become liable during void periods and for most HMOs (where each tenant has their own AST).
Fitness for Human Habitation
The standard set by the Homes (Fitness for Human Habitation) Act 2018. Every rented home must be fit for habitation at the start of the tenancy and throughout. Tenants can sue the landlord directly for breach, without involving the local authority.
Ground Rent
A payment due from a leaseholder to the freeholder. Ground rents on long leases granted on or after 30 June 2022 are capped at a peppercorn (effectively zero) under the Leasehold Reform (Ground Rent) Act 2022.