Around 430,000 Social Housing Properties Fall Below Decent Homes Standard

Analysis from property software platform, Industry Base, has revealed that – despite the Decent Homes Standard being introduced nearly 20 years ago – one in ten social housing properties still do not meet the minimum requirements. 

What is the Decent Homes Standard? 

The Decent Homes Standard (DHS) was introduced in the early 2000s to address continued failings in the social housing rental sector and set a minimum quality standard for social housing properties. To be considered 'decent' under the initiative, properties must meet four main criteria: 

1. Statutory minimum standard: being free of any Category 1 hazards, e.g. severe damp and mould, excess cold, fire hazards, and serious falls between levels 
2. Reasonable state of repair: key components of the building must not be in a state of disrepair, e.g. walls, roof, and windows 
3. Reasonably modern facilities and services: the kitchen, bathroom, and noise insulation should be reasonably modern and functional 
4. Reasonable degree of thermal comfort: the heating and insulation of the property should be adequate to keep tenants warm 

The consequences for non-compliance with the DHS can include enforcement notices by the Regulator for Social Housing (RSH), further regulatory action, or intervention by the Housing Ombudsman Service (HOS). HOS is an independent, impartial body responsible for resolving disputes between social housing tenants and their landlords. 

Despite clear standards and stringent regulations, analysis by Industry Base found that one in ten social housing properties does not meet the minimum. Sián Hemming-Metcalfe, Operations Director at Inventory Base, said of the findings: “Failing to adapt to risks is causing real harm to tenants. In a climate of increasing scrutiny, transparency and timely action are not optional, they are operational necessities.”  

More legislation – Awaab’s Law on the Horizon 

In response to the state of the rental market – both private and social – several pieces of legislation are being introduced in the UK, including the Renters' Rights Bill, overhauling the private sector and Awaab's Law, raising standards for social tenants. 

Awaab's Law has been introduced in response to the death of two-year-old Awaab Ishak, who died as a result of prolonged mould exposure in his family's housing association flat in Rochdale in 2020, despite repeated complaints by Awaab’s parents to their landlord, Rochdale Boroughwide Housing (RBH). Awaab’s seemingly preventable death in tragic circumstances led to outrage and widespread scrutiny of social housing in the UK. In 2023, Awaab's Law was passed as part of the Social Housing (Regulation) Act 2023. 

The new law aims to protect social housing tenants from unsafe and unhealthy housing conditions by ensuring faster action on emergency repairs and issues like damp and mould, and holding social housing landlords accountable.  

Awaab’s Law will be gradually phased in over the next two years, with the following milestones: 

• October 2025: Landlords will be required to address damp and mould hazards in a fixed timescale and perform emergency repairs – including those linked to damp and mould – within 24 hours. 
• 2026: Initial requirements will be extended to include other serious hazards, such as excess cold and heat, structural issues, fire, electrical problems, and hygiene hazards. 
• 2027: The Law will be extended to include all remaining hazards defined by the Housing Health and Safety Rating System (HHSRS), excluding overcrowding. 

What rights do social housing tenants have relating to their property? 

Under the Landlord and Tenant Act 1985 and the Homes (Fitness for Human Habitation) Act 2018, landlords have a legal obligation to ensure that their properties are kept in a good state of repair. This includes addressing complaints relating to issues like: 

• Damp and mould 
• Leaks and water ingress 
• Faulty heating or hot water systems 

If a tenant has reported an issue, such as damp, mould, or repairs that have not been resolved satisfactorily, and has completed their landlord’s complaints process, they can escalate the matter to the Housing Ombudsman.  

The Ombudsman can investigate complaints, make formal findings, and, where appropriate, order the landlord to carry out repairs, apologise, or pay compensation. It’s a free service available to all social housing tenants in England; however, Ombudsman claims can be slow and inefficient, which is why some tenants choose to pursue legal advice instead. 

How can legal advice assist a housing disrepair claim? 

In situations where landlords fail to carry out repairs either at all or within a reasonable period after they have been reported, tenants may be able to claim compensation for: 

• Damage to personal belongings 
• Impact on physical or mental health 
• Distress or inconvenience caused by the disrepair 
• Loss of use of parts of the property 

While tenants can choose to go to the Housing Ombudsman for compensation claims, legal action can also help ensure that compensation is secured and repairs are finally completed to a suitable standard. Tenants who are unsure of their rights or who have had repeated repair requests ignored are encouraged to seek legal advice. 

How can Premier Legal Assist help? 

Premier Legal Assist works with a panel of specialist 'no-win, no-fee' housing disrepair solicitors who have experience dealing with local councils and housing associations across the UK. Our panel solicitors help tenants: 

• Understand their legal rights 
• Gather evidence to support a claim 
• Secure repairs and pursue compensation

If you are living in a property affected by disrepair, such as mould, leaks, broken heating, or structural issues, and your landlord has failed to act efficiently after you have reported disrepair, you may be entitled to make a claim. 

To find out if you are eligible to make a ‘no-win, no-fee’ claim, complete our short form, and a member of our team will be in touch.