Decent Homes Standard: Your Questions Answered

In our recent webinar, ‘Decent Homes Standard: What the reforms mean for you’, our panel of experts shared their insights into the proposed reforms to the Decent Homes Standard, which is currently under consultation. 

During the webinar, we received a wide range of questions from attendees on the proposed changes, covering areas from window restrictors and floor coverings to component age requirements and stock condition data. Our experts have compiled these questions alongside their answers to help you navigate the changes.

If you missed the live session, you can catch up on-demand here.

Q: Will window restrictors only apply to high-rise buildings? 

A: No. Window restrictors will be required on all windows that present a fall risk to children, as stated in the Building Regulations as where:

• The change in floor level between the inside and outside is more than 600mm.
• The window can be opened over 100mm.
• The guard height (sill) is less than 1100mm above the internal floor level.

This means the requirement could apply across all property types.

Q: Will there be any central government funding to meet the new standard?

A: No. There is currently no central government funding dedicated for this. Local authorities and housing associations will be expected to deliver compliance through existing budgets, capital programmes, and planned investment cycles. 

Q: How are others dealing with no access? Is this being considering in the consultation? 

A: The consultation acknowledges this issue. With the upcoming implementation of Awaab’s Law, more prescribed guidance is being published around what no access looks like. To manage no access, landlords must:

• Demonstrate that they could not obtain access by showing reasonable endeavours to engage and gain access.
• Keep a detailed evidential trail of attempts.
• Take further action if necessary, using a similar process for gas servicing.

Even if access is refused, landlords are still responsible for addressing category 1 hazards or anything that poses a risk to the tenant.

Q: Are component age requirements being removed? 

A: Yes. Age will no longer be a deciding factor for component failure. Instead, compliance will be based on:

• Condition (whether the component is still in good condition)
• Functionality (whether it meets tenant needs, such as accessibility)

Life cycle benchmarks of components will remain useful for 30-year business plans and five-year investment programmes, but decisions should be informed by Stock Condition Survey data.

Q: To what extent does a tenant's lifestyle impact a property's ability to meet the Decent Homes Standard? How should landlords and housing providers respond to this? 

A: Whilst tenant lifestyle is a factor, it is not a justification for inaction or non-compliance. You must first investigate the building to rule out structural, heating, or ventilation issues, and then you must engage with the tenants without blaming them. Education, support, and collaboration across the teams are key to this. It is also crucial that you provide evidence for everything, including detailed records of inspections, interventions, and tenant communications. 

Q: Will Stock Condition Surveys become shared information like EPCs? 

A: Survey results can be shared with tenants upon request. However, making all data publicly downloadable is not considered necessary, as too much information may overwhelm tenants. The key is to ensure data is transparent, accurate, and shareable when needed. 

Q: Will there be separate legislation for safety elements like window restrictors? 

A: It can be assumed that the requirements will be the same as the current Building Regulations for the specification of window restrictors in new properties. There is no separate legislation expected to be published for the reformed Decent Homes Standard; requirements will remain aligned with existing Building Regulations.  

Q: Will there be further specification on floor coverings, specifically around carpets and the required pile thickness? 

A: Additional guidance may be provided around floor coverings, however specifically around the pile thickness of carpets is not expected. In the guidance and consultation, there is information on the type of floor coverings they would consider as being suitable, which includes:

• Vinyl
• Linoleum
• Carpets
• Floor boards and tiles designed to be flooring

Q: Will adaptation requirements be determined by housing providers? We currently receive guidance from occupational therapists rather than making changes based on our own judgements. 

A: This will remain the role of occupational therapists. Surveyors generally do not have the medical experience required to understand the complexities of the needs of the tenant.

Q: Will the new standard apply to the private rented sector? 

A: Yes. Through the Renters’ Rights Bill, all these requirements will extend to the private rented sector, with some minor adjustments.  

Q: When will the changes come into effect? 

A: The consultation highlights 2035 as the long-term deadline, but safety-related elements, such as damp and mould or window restrictors, may come into force earlier, with phased compliance. Currently, we are awaiting further guidance on when this will be implemented.

Q: Do the changes apply across the UK? 

A: No. This consultation applies in England only.

Q: Will housing and asset management systems need to change? 

A: Yes. Systems will need to move from reporting on the life cycle and condition to condition only, meaning they will become reactive. This may include:

• New categories for condition
• Updated algorithms for calculating Decent Homes Standard compliance
• Better integration between housing, asset, compliance, and procurement systems

Accurate and up-to-date data will be essential for boards and leadership teams to make effective investment decisions.

Q: Does the Housing Health and Safety Rating System (HHSRS) and Decent Homes Standard apply to supported housing? 

A: Yes. Supported housing schemes are not exempt from Decent Homes or HHSRS requirements, although they may be subject to additional standards. 

Q: When will the consultation results be published? 

A: Time frames for when the consultation results will be published are not yet available. Previous consultations, such as on the HHSRS, took between 12-15 months to publish results. We expect findings from this consultation in 2026, however the exact timing will depend on the volume and complexity of responses.

Q: Providing carpets will have a big impact on budgets for the social and private sectors alike. Will this be a consideration for the consultation? 

A: Guidance is not clear on this yet; further information will be crucial to understanding the new responsibilities. You can access an impact assessment of the changes here, which outlines what this might mean to the sector in terms of the cost. This does raise questions, including whether landlords and local authorities are responsible for maintaining them and what happens if someone trips over them and gets injured.

To hear the full discussion and learn more about what the changes mean for your organisation, you can watch the webinar on demand here.

If you’re looking for further guidance on how the reformed Decent Homes Standard will impact your organisation, get in touch with our experts for help navigating the changes.