Why Are One in Ten Social Rented Homes in England Still Failing Basic Standards?

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29 September 2025

The current record of slow compliance with the government’s Decent Homes Standard is raising questions about how quickly and effectively Awaab’s Law will deliver change.

English Housing Survey data analysed by inspection software platform Inventory Base shows that in 2013, more than ten years after the Decent Homes Standard (DHS) was introduced, approximately 593,000 social homes still fell below the standard. By 2023, around 428,000 homes still fell short of these standards. Inventory Base forecasts that by the end of 2025, nearly 405,000 homes will remain classified as “non-decent”.

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The DHS was first implemented in 2001, and is a regulatory standard that defines a “decent rented home” with minimum housing quality requirements for social landlords, including local authorities and housing associations. This includes effective heating, insulation, and “reasonably modern” facilities and services. Consequences for non-compliance include fines, enforcement notices, and potential criminal prosecution.

Inventory Base argues that legislation alone “cannot drive meaningful change without robust enforcement and proactive management” and has raised concerns about how effectively new legislation, such as Awaab’s Law, can be enforced in practice.

Through Awaab’s Law, social landlords will have to address damp and mould hazards that present a significant risk of harm to tenants within fixed timescales. Landlords will also have to address all emergency repairs as soon as possible and within no longer than 24 hours. 

“The persistent gap in Decent Homes Standard compliance underlines a hard truth: legislation alone cannot drive meaningful change without robust enforcement and proactive management,” said Sián Hemming-Metcalfe, Operations Director at Inventory Base, said: “Awaab’s Law is a vital step forward, but unless landlords and managers are utilising efficient systems to identify and address hazards before they escalate, the same implementation delays that plague DHS compliance are likely to resurface.

“Social housing providers must now adopt a preventative mindset, conducting regular inspections, logging issues comprehensively, and maintaining a clear, auditable digital workflow to ensure accountability and timely resolution.

“The private rented sector should also take note. With the proposed Renters’ Rights Bill set to introduce stricter compliance requirements, the need for digitised, standardised property management is becoming universal. Failing to adapt risks causing real harm to tenants. In a climate of increasing scrutiny, transparency and timely action are not optional, they are operational necessities."

Picture: a photograph of someone cleaning mould and mildew from a wall. Image Credit: Adobe Stock

Article written by Ella Tansley | Published 29 September 2025

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