Thousands of social housing landlords fail Decent Homes Standard as Awaab’s law looms

One in ten social rented homes still fail to meet the Decent Homes Standard ahead of Awaab’s Law taking effect next month.

Findings from Inventory Base show that by the end of this year, nearly 405,000 properties will still be classed as “non-decent.”

The Decent Homes Standard (DHS), which requires housing to be free of serious hazards and in a reasonable state of repair, is also set to be extended to the private rented sector.

Figures raise questions over Awaab’s law

According to Inventory Base, in 2013, more than ten years after the DHS was introduced, approximately 593,000 social homes still fell below the standard.

By 2023, that number had fallen by 27.8%, but these latest figures suggest around 428,000 social rented properties in England, more than 10% of the total stock, still failed to meet the required standard.

Inventory Base estimates that by the end of 2025, nearly 405,000 homes will still be classified as non-decent, almost a quarter of a century after the standard was first introduced.

The property inventory specialist says the figures raise questions over whether Awaab’s Law, despite being well-intentioned, could fail in the same way without robust enforcement.

Awaab’s Law, which will come into effect at the end of next month, will require all social housing landlords to fix dangerous damp and mould within set timeframes and complete emergency repairs within 24 hours.

Legislation alone cannot drive meaningful change

Sián Hemming-Metcalfe, operations director at Inventory Base, said: “The persistent gap in Decent Homes Standard compliance underlines a hard truth: legislation alone cannot drive meaningful change without robust enforcement and proactive management. Awaab’s Law is a vital step forward, but unless social housing 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.”

Ms Hemming-Metcalfe adds private landlords should also pay close attention to Awaab’s Law and its potential implications for the private rented sector.

She said: “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.”