For the first time in over 20 years, the Decent Homes Standard is being reviewed.
The government’s proposals aim to raise housing standards across both the social and private rented sectors, strengthening requirements on health and safety, damp and mould prevention, thermal comfort, and modern facilities.
This is a vital step in ensuring safe, warm, and healthy homes. But for many landlords, especially smaller housing associations and providers of supported and older people’s housing, it raises the question: How do we balance ambition with deliverability?
Why Our Perspective Matters
At Acuity, we:- Provide support and Benchmarking for over 160 smaller housing associations, including Supported Housing and Housing for Older People
- Deliver Tenant Satisfaction Surveys for over 200 social housing providers, from smaller Almshouse charities to the largest housing associations and councils in the country
- The challenges that smaller landlords face including limited budgets, older or heritage stock, rural locations, and specialist housing needs
- What matters most to tenants by hearing directly from tens of thousands of residents each year
- How policy and regulation play out in practice, both for large, well-resourced organisations and those operating on much smaller scales
What Tenants are Telling Us
From the satisfaction surveys we carry out, the message is clear. Tenants consistently prioritise:- Heating and thermal comfort – cold homes and high bills cause the most frustration
- Damp and mould prevention – not just for comfort, but also for health and safety
- Safe, functional kitchens and bathrooms – essential for day-to-day living
- Well-maintained communal areas and neighbourhoods – critical in supported housing
These are precisely the areas the new Decent Homes Standard proposals focus on, which is why we welcome the ambition. But tenants also want realistic timelines, clear communication, and changes that will not drive up rents or reduce supply.
Key Messages in Response
Our key messages in response to the consultation:- The Decent Homes Standard must be deliverable, not just ambitious
- Smaller landlords need funding and flexibility
- Flexibility must be built into the system
- Align the Decent Homes Standard with other requirements to reduce costs and disruption
- Clear national best practice guidance is essential
Why this Matters for the sector
The updated Decent Homes Standard is an opportunity to:✓ Improve tenant satisfaction ✓ Reduce health risks ✓ Build trust in landlords
But without careful phasing, funding, and flexibility, there is a real risk of unintended consequences:- Smaller landlords may have to divert resources away from vital services
- Some landlords may be forced to dispose of homes that are too costly to upgrade, particularly in rural or heritage areas
- Leaseholders in mixed-tenure buildings could face unexpected service charge increases
Done well, the Decent Homes Standard will raise standards fairly and consistently. Poorly done, it could widen the gap between large and small providers.
Our Conclusion
The new Decent Homes Standard is the right step for tenants. However, it must:- Be phased sensibly, prioritising health and safety first
- Be supported with funding and national procurement frameworks
- Allow flexibility for specialist housing and heritage stock
- Be aligned with other regulations to avoid duplication and extra costs
We want a Decent Homes Standard that improves lives, builds trust, and strengthens the sector, not one that risks reducing supply or affordability.
We would love to hear from colleagues across the sector, around your priorities for the new Decent Homes Standard, what support would help you deliver it and how we can ensure tenants see real benefits.