More than one in five private rented homes in England currently fail to meet the Decent Homes Standard (DHS), according to the latest analysis from software specialist InventoryBase.
Based on the latest available government data, InventoryBase found that an estimated total 3.78 million residential dwellings in England currently fall below the Decent Homes Standard, equivalent to 14.9% of all homes.
This means that should the proposed extension of the DHS within the Renter’s Rights Bill (RRB) pass into law, they would be illegal to rent.
The data shows that with social housing, where DHS standards have been in place since the early 2000s, 10.3% of dwellings still fall below the required standard, equivalent to an estimated 428,000 homes.
In the private sector, 15.8% of all homes (including owner-occupier properties) fall below the required standard – though they will not be impacted by the Renter’s Rights Bill proposal and subsequent DHS reform. But for rented homes specifically, 21% of them – an estimated 1.027 million – fall below the DHS.
The government set up a consultation on a reformed DHS for social and privately rented homes what has been made live until September of this year. It proposes that any changes will need to be implemented by either 2035 or 2037, a lead time that aims to give private sector landlords time to ensure their housing meets the standard.
Sián Hemming-Metcalfe, operations director at InventoryBase, said: “The Renters’ Rights Bill represents one of the most disruptive overhauls of England’s rental sector in a generation. Landlords will face enormous pressure navigating the transition, from the end of fixed-term ASTs and no-fault evictions, to new rules on pets and a sweeping expansion of the Decent Homes Standard.
“If the DHS proposal becomes law, over a million privately rented homes will require significant upgrades. That’s a massive, time-intensive, and costly task, especially without a clear support structure. The likely outcome? Widespread non-compliance or accelerated landlord sell-offs.
“Agents and landlords need clarity now. They must assess where they stand, what actions will be required by 2035 or 2037, and how tools like property inspections can close the gap between today’s standards and tomorrow’s expectations.”
“While consultation is important, deferring implementation until 2035 or later isn’t strategic – it’s negligent. The delay legitimises inaction and leaves millions of tenants stuck in substandard homes for another decade, despite the fact we already have the data and tools to start driving progress. What’s missing is the urgency – and the investment – to build the infrastructure needed to scale change.”
