Decent Homes Standard Reform: Transforming strategic asset management

Written by Zuzana Harrison, Consultant at Pennington Choices with 18 years of experience in asset management.

This is the first blog in our five-part series, where our experts explore the implications of the Decent Homes Standard reforms, starting with the strategic asset management lens and what it means for long-term planning. 

The government's proposed reforms to the Decent Homes Standard (DHS) mark a significant shift in the way social housing quality is regulated in England. Initially introduced in 2000, the DHS is being refreshed to address modern concerns around building safety, energy efficiency, and tenant satisfaction. But whilst this is a welcome step toward improving housing stock, it also raises crucial questions for those in Strategic Asset Management (SAM). 

How will these changes impact long-term asset planning? Are housing providers ready to adapt? Is the new standard genuinely deliverable? 

What’s changing in the Decent Homes Standard review? 

The consultation on the reformed DHS proposes that the new standard will come into force no earlier than 2035, to give landlords time to carry out the works necessary to meet it. The key proposed reforms include: 

• A clearer emphasis on building safety, incorporating post-Grenfell requirements 

• Greater focus on thermal comfort and energy efficiency, aligning with net-zero ambitions 

• Consideration of aesthetic elements, like building appearance and neighbourhood quality 

• Integration of tenant satisfaction measures, moving beyond physical condition alone 

These changes broaden the scope from simply “not failing” to actively ensuring homes are safe, warm, and dignified places to live. 

A new landscape for strategic asset management 

From a SAM viewpoint, these changes alter the game. SAM is about making data-driven, long-term decisions around maintenance, investment, and disposal. The new DHS puts pressure on housing providers to: 

• Enhance stock condition data quality 

• Invest in decarbonisation measures 

• Align capital programmes with holistic quality metrics, not just structural compliance 

• Respond faster to resident feedback and safety concerns 

This will require: 

• Stronger data analytics and systems 
• Cross-team collaboration, especially with housing management 
• Re-prioritisation of capital investment plans 

The reformed DHS could serve as a catalyst to modernise how we assess asset performance, not just cost versus condition, but also customer value and carbon footprint. 

To discover more about how this will impact stock condition data, read our dedicated blog: ‘What the Reformed Decent Homes Standard Means for Stock Condition Surveys’, here. 

The challenges: capacity, costs, and cultural shift 

• Financial pressure: Achieving these new standards will require significant investment at a time when many landlords face squeezed budgets 
• Data maturity gaps: Not all providers have up-to-date or detailed asset data to support decision making 
• Workforce and supply chain strain: Upgrading thousands of homes quickly puts pressure on skilled labour availability and materials 
• Organisational change: Some organisations may struggle to shift their culture from compliance focused to tenant outcomes driven 

There is also a question of realistic timelines and expectations. Without proper phasing or funding, the risk of non-compliance or poor implementation is high. 

Is the sector ready? 

In conversations across the sector, there is broad support for the vision, but cautious optimism about deliverability. Many SAM professionals welcome the opportunity to embed quality and sustainability at the heart of asset strategy, but they stress the need for: 

• Clearer guidance from the government 
• Transitional support, especially for smaller providers 
• Technology investment, particularly around stock condition data and asset modelling 

Doing the right thing is increasingly viewed not as a sacrifice, but as a necessary part of the business model. Strategic asset management will be key to achieving this balance. 

A decent future depends on strategic thinking 

The proposed changes to the Decent Homes Standard reflect a much-needed redefinition of what “decent” means in 2025 and beyond. For strategic asset management, this is not just a compliance issue, it’s a transformational opportunity. 

But success depends on adequate funding and capacity building, smarter use of asset data, and stronger collaboration between asset teams, residents, and frontline services. 

If you’re struggling to navigate the changes to the Decent Homes Standard, reach out to get in touch with our experts who will support you in understanding what this means for your asset strategy. 

Read the next blog in our expert series, ‘What the Reformed Decent Homes Standard Means for Stock Condition Surveys’, to find out how the proposed changes will affect stock condition surveys.

Explore the third blog in our expert series, 'Reformed Decent Homes Standard: Component life cycles and compliance challenges', which examines how the removal of component life cycles will impact surveying. 

Discover the fourth blog in our expert series, ‘How the New Decent Homes Standard Will Impact Repairs and Maintenance’, for insights into the operational challenges and opportunities facing repairs and maintenance teams.