The Renters’ Rights Act: Property Standards

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Much of the discussion around the Renters’ Rights Act focuses on tenancy structure, possession and rent increases. However, another significant part of the government’s wider reform programme relates to property standards and how those standards are monitored and enforced.

Many of the responsibilities landlords must meet today are not new. Rental properties must already be safe, well maintained and free from serious hazards.

What is changing is the framework through which these standards are defined, monitored and enforced, with the government planning to introduce a Decent Homes Standard for the private rented sector for the first time.

Property standards already exist

Before looking at what may change, it’s important to recognise that the private rented sector is already regulated in several areas.

Landlords currently have obligations including:

• Annual Gas Safety Certificates
  
• Electrical Safety Inspections
  
• Valid Energy Performance Certificates
  
• Safe and functional heating and hot water systems
  
• Addressing hazards under the Housing Health and Safety Rating System (HHSRS)
  

For most landlords, these are already part of normal property management.

The Renters’ Rights Act does not replace these obligations, but it forms part of a wider programme that aims to raise minimum housing standards and strengthen enforcement.

The Decent Homes Standard for the private rented sector

One of the most significant proposed changes is the introduction of a Decent Homes Standard (DHS) for privately rented properties.

The Decent Homes Standard has already been applied to social housing, where it sets a minimum standard that homes must meet in relation to:

• Property condition
  
• Modern facilities
  
• Thermal comfort
  
• Freedom from serious hazards
  

The government has consulted on applying a similar standard to the private rented sector for the first time.

The consultation ran during 2025, and the government proposed potential compliance deadlines of 2035 or 2037, although the final timetable and details of the standard have not yet been confirmed.

While these dates are some way off, the direction of travel is clear: minimum property standards in the private rented sector are expected to become more clearly defined and more consistently enforced.

Reviewing the Housing Health and Safety Rating System (HHSRS)

Alongside the introduction of a Decent Homes Standard, the government is also reviewing the Housing Health and Safety Rating System, which is currently used by local authorities to assess property hazards.

This review forms part of the pathway toward applying the Decent Homes Standard to the private rented sector.

Although the details of the updated system have not yet been confirmed, the intention is to ensure that hazard assessments and enforcement powers remain effective and up to date.

Awaab’s Law and hazard response times

Another important development linked to property standards is the planned extension of Awaab’s Law to the private rented sector.

Originally introduced following the tragic death of Awaab Ishak in social housing, the legislation will introduce legally enforceable timeframes for investigating and resolving serious hazards within rental homes.

This is expected to include issues such as:

• Damp and mould
  
• Other serious hazards identified under housing safety legislation.
  

The government has confirmed that Awaab’s Law will be extended to the private rented sector, but the detailed rules and implementation timeline are still subject to consultation.

Once implemented, landlords will likely be required to respond to certain hazards within defined timeframes, with clearer expectations around investigation and repair.

Energy efficiency requirements

Energy efficiency standards are also expected to tighten over the coming years.

Separately from the Renters’ Rights Act itself, the government has consulted on raising the Minimum Energy Efficiency Standard (MEES) for privately rented homes.

Current proposals suggest that privately rented properties may need to reach EPC rating C by 2030, unless a valid exemption applies.

While the final legislation and deadlines have not yet been confirmed, improving the energy efficiency of rental housing remains a clear policy objective.

Why compliance and documentation matter more

One of the broader themes across the Renters’ Rights Act is the growing importance of documentation and transparency in property management.

Earlier parts of this series explained how:

• Possession will rely on Section 8 grounds
  
• Rent increases must follow the Section 13 process
  

Where disputes arise - whether about repairs, rent or tenancy conduct - the overall compliance record of the landlord may become more relevant.

Being able to demonstrate that:

• maintenance issues were investigated promptly
  
• safety checks are current
  
• repairs were carried out within reasonable timeframes
  

can help protect a landlord’s position if disputes arise.

What should landlords be doing now?

Although some of these reforms are still several years away, landlords can begin preparing now by focusing on good property management fundamentals.

Practical steps include:

• Ensuring safety certificates remain current
  
• Responding promptly to repair reports
  
• Keeping clear maintenance records
  
• Addressing damp or mould issues early
  
• Planning ahead for potential energy efficiency improvements
  

For landlords who already maintain their properties proactively, these expectations will largely reflect existing good practice.

Final thoughts

The Renters’ Rights Act is often discussed as a single reform, but in reality it forms part of a longer-term programme to improve standards across the private rented sector.

While some elements - such as the abolition of Section 21 - will take effect relatively soon, others such as the Decent Homes Standard represent longer-term changes that will unfold over the coming decade.

For landlords who already take pride in maintaining their properties and managing them professionally, the direction of travel should feel familiar: safe, well-maintained homes and good management practices are increasingly central to the regulatory framework.

If you need help maintaining the standard of your property our team is always happy to help.

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