Decent Homes by 2035? There won’t be any small landlords left by then
3 months ago | 7 comments
New Decent Homes Standard could cost landlords billions
9:35 AM, 10th February 2026, 2 months ago
12
Categories:
Landlords will need to fork out £26.5 billion to meet the new Decent Homes Standard, according to government data.
Statistics published by the government for its English Housing Survey Briefing: Modelling a new Decent Homes Standard reveals landlords will have to spend billions to meet the new standard by 2035.
Under the new standard, landlords will need to meet certain criteria, including that homes must be in a reasonable state of repair and provide core facilities and services, including a kitchen with adequate space and layout, an appropriately located bathroom and WC, and adequate protection from external noise.
£26.5 billion to meet new standard
According to government data, bringing the private rented sector up to the new standard would cost £26.5 billion in total, approximately twice the £10.9 billion needed to meet the existing standard.
For the social housing sector, the total estimated cost is £11.3 billion. Of this, £4.8 billion would apply to local authority dwellings and £6.5 billion to housing association properties, roughly three times the £3.6 billion required to meet the current standard.
The government’s findings also show that failure rates increase under the new standard. In 2023, 21% of private rented sector homes were non-decent under the existing standard (around 1 million homes).
Under the new standard, this rises to 48% (approximately 2.4 million homes).
Costs of upgrading vary significantly
However, the costs of upgrading individual dwellings vary significantly. The mean cost, the average amount spent per dwelling, in the private rented sector is similar for both the existing and new standards, at around £11,000 per property.
In the social housing sector, the mean cost to meet the new standard (£5,937 per dwelling) is lower than for the existing standard (£8,476 per dwelling).
This comes as the government also announced that all private rented and social housing properties will need to meet EPC C targets by 2030.
However, the government has yet to clarify how it will work with landlords to achieve these standards, with industry experts warning energy efficiency upgrades will be costly for landlords.
Tags:
decent homes standard, EPC C targets, landlord costs to achieve Decent Homes Standard, Private Rented Sector, social housing sector
Comments
Have Your Say
Every day, landlords who want to influence policy and share real-world experience add their voice here. Your perspective helps keep the debate balanced.
Not a member yet? Join In Seconds
Login with
or
Related Articles
Government consultation exposes unintended consequences of EPC reforms
3 months ago | 18 comments
Government calls on landlords to upgrade homes ahead of Decent Homes Standard
4 months ago | 13 comments
Member Since October 2013 - Comments: 1633 - Articles: 3
10:46 AM, 10th February 2026, About 2 months ago
Average cost of £11k per property in the PRS. For what?
Member Since August 2019 - Comments: 66
11:30 AM, 10th February 2026, About 2 months ago
I’ve looked at the proposed Decent Homes Standard and can’t see anything too worrying. In some ways it is less onerous than the previous standard for social housing which had an age limit on the age of the kitchen and bathroom. As usual the most worrying aspect for me is keeping the premises free of damp and mould which invariably relies on reasonable behaviour from the tenant. So as the previous comment says how does this add up to £11k per property?
Member Since October 2013 - Comments: 1633 - Articles: 3
11:52 AM, 10th February 2026, About 2 months ago
Reply to the comment left by at 10/02/2026 – 11:30
Yes, it’s the mould and damp issue which concerns me the most, expecially with landlords being responsible for remediation under the RRA, regardless of tenant lifestyle choices.
Member Since September 2018 - Comments: 3511 - Articles: 5
12:24 PM, 10th February 2026, About 2 months ago
Reply to the comment left by NewYorkie at 10/02/2026 – 11:52
the RRA makes it imperative that the LL makes sure all evidence is supplied/gathered to show that any D&M claim is NOT a property/building issue but IS down to tenant lifestyle.
There are lots of cases of councils inspecting their own properties already where they themselves have found the T to be at fault…yet in their own words cannot make the tenant take action to stop this.
Member Since April 2018 - Comments: 370
12:56 PM, 10th February 2026, About 2 months ago
Already costing billions to keep mould away due to stupid tenants.I would expect most rentals already meet the decent home standard but what about tenants meeting the decent tenant standard. If government/councils still are not happy landlords will sell and we will see more homeless/young adults still with their parents forever.
Member Since January 2024 - Comments: 345
1:57 PM, 10th February 2026, About 2 months ago
It won’t be costing this landlord anything, I will have sold up well before 2035.
Member Since October 2013 - Comments: 1633 - Articles: 3
2:00 PM, 10th February 2026, About 2 months ago
Reply to the comment left by Ryan Stevens at 13:57
Same here. It would be tomorrow, if I could.
It feels like a deliberate strategy to force ‘small’ landlords to reach the point where they no longer want or can remain in the PRS. This will mean lots of properties coming to market, which will further depress prices. This, in turn, should be affordable for first time buyers. But many landlords have leasehold flats, which are traditionally the first rung on the ladder for many, and even with the supposed leasehold reforms, no one in their right mind will buy leasehold. Especially, knowing they will be paying ground rent for the next 40 years, for no value.
Member Since October 2025 - Comments: 2
2:33 PM, 10th February 2026, About 2 months ago
The NRLA are no longer acting in the interest of landlords. It seems they agree with most of what the government is bringing in (apart from a few minor things). It looks to me like the NRLA just wants to sell courses and advertise third party products. They may as well call themselves the National residential TENANTS association. Us landlords need more help we are being crucified from all directions. From a very responsible law abiding landlord (as the majority of us are apart from one or two rogue landlords)
Member Since July 2024 - Comments: 12
10:30 PM, 10th February 2026, About 2 months ago
There is very little chance that this incompetent government will be in power in 2035 it will either be reform who have said they will repeal this act or green who will make it illegal to be a landlord if that happens I’ll become a drug dealer as that will then be legal!!
Member Since June 2021 - Comments: 51
6:56 AM, 11th February 2026, About 2 months ago
As the age limits on Kitchens and bathrooms have now been removed, the only thing I noticed in the Decent Homes Standard that was above the current Fitness for Habitation 2018, was window restrictors.