"Inconsistency in enforcement can make compliance a guessing game. What one council deems acceptable may not be enough in another area"
- David Sayce - Compare My Move
On April 22nd, the House of Lords reviewed the proposed Renters’ Rights Bill, legislation that has left many landlords anticipating what’s next and wondering how to prepare. One key element of the bill is the introduction of the “Decent Home Standard,” which could prompt widespread renovations and, for some landlords, even lead to the decision to exit the rental market altogether due to potential costs.
The Decent Home Standard, as outlined in the Renters’ Rights Bill, requires properties to meet acceptable levels in the following three areas:
The state of repair of the premises
Amenities provided for safety, security, or comfort of occupants
The ability to maintain a suitable indoor temperature
What does “Decent” actually mean?
Dave Sayce, co-founder of Compare My Move, shared his insights on what landlords should know as they prepare for potential compliance requirements.
“The Decent Home Standard appears to be subject to interpretation, either by local councils or the Secretary of State,” Sayce noted. “The guidance provided does give landlords an idea of what may be expected, but it lacks clearly defined requirements.”
Even a review of the government’s consultation documents reveals that terms like adequate insulation, suitable temperature, and modern facilities are open to interpretation. This lack of specificity poses challenges for landlords trying to ensure their properties meet the standard.
Sayce advises landlords to view the three assessment areas holistically. For example, if a home is not in a good state of repair, it likely won't be safe or secure. Likewise, a property that struggles to retain heat will fail to offer the comfort tenants expect. Landlords uncertain about where their property stands should consider commissioning a building survey, particularly if one hasn't been done in the past decade.
How will compliance be enforced?
Once the bill is enacted, local housing authorities — typically local councils — will be responsible for enforcement. They will have a range of powers at their disposal, including:
Improvement notices: Mandating specific repairs within a set timeframe.
Emergency remedial action: Allowing councils to carry out urgent repairs and recover the costs from the landlord.
Financial penalties: Fines, rent repayment orders for the tenant, or both.
Prohibition orders: Restricting use of part or all of a property for rental if it is deemed unfit.
What is measurable?
Although much of the Decent Home Standard is open to interpretation, some criteria are more clearly defined. These include that kitchens must be less than 20 years old, bathrooms less than 30 years old, fixed heating systems must be installed in every habitable room, all windows must have double glazing, and that in HMOs, shared facilities must have lockable doors.
These tangible metrics provide a starting point for landlords unsure of how to assess their property’s compliance.
The bigger picture: Rental market impact
Sayce warns that leaving the majority of the standard to council discretion could create serious issues for landlords, particularly those with properties in multiple regions.
“Inconsistency in enforcement can make compliance a guessing game. What one council deems acceptable may not be enough in another area. That lack of clarity is especially problematic for landlords managing portfolios across various jurisdictions,” Sayce said.
He cautions that this uncertainty may lead some landlords to scale back or sell their properties, reducing rental supply and potentially pushing rents higher due to increased demand.
“To mitigate this, the government should consider implementing a clear, consistent national standard that all councils enforce uniformly. Landlords need predictability, not ambiguity.”
