Housing campaigners have strongly criticised the government’s decision to delay enforcing new living standards for private rented homes in England until 2035. They argue that this long timeframe gives landlords too much freedom to postpone repairs and improvements, leaving millions of renters in unsafe and unhealthy homes for many more years.
Labour had promised to ensure that all privately rented properties would be fit for people to live in. However, under the new plan, the updated Decent Homes Standard (DHS) will not be legally enforced for almost a decade. Campaign groups have described the delay as “absurd” and say it weakens the government’s commitment to improving housing conditions.
The new Decent Homes Standard will introduce tougher requirements for both social housing and private rented homes. These will focus on reducing problems such as damp, mould, poor insulation, unsafe wiring and general disrepair. Landlords will also be required to make sure homes are warm, safe and suitable for families and vulnerable tenants.
Earlier this week, the government published details of its reformed Decent Homes Standard for social housing. For the first time, the same standard will also apply to private landlords. Both sectors have been given until 2035 to meet the new rules.
Housing minister Matthew Pennycook said the extended timeline would give landlords, particularly social housing providers, the certainty they need to improve housing quality without slowing down the supply of new homes. He explained that a phased approach would avoid placing too much financial pressure on landlords and local authorities at once.
Despite this explanation, campaigners believe the government is failing renters. Ben Twomey, chief executive of Generation Rent, said the decision allows landlords to “drag their feet” while renters continue to suffer. He warned that children and low-income households will remain stuck in damp and unsafe homes with no quick solution.
Generation Rent had pushed for a deadline of 2030, which they say was the original promise under the Renters’ Rights Act. The group argues that pushing the deadline back by five years will leave hundreds of thousands of homes below acceptable standards for far longer than necessary.
Labour MP Paula Barker also condemned the decision, calling it disgraceful. She said families and individuals would continue to live in dangerous and unhealthy housing that could have long-term effects on their physical and mental health. In her view, delaying enforcement until 2035 puts profits before people.
Government data highlights the scale of the problem. The English Housing Survey for 2020–21 found that around 21% of privately rented homes failed to meet the existing Decent Homes Standard. About 12% of these properties were found to have serious hazards that pose real safety risks.
The Health Foundation has also reported that one in five privately rented homes are classed as “non-decent”. These homes often contain health threats, suffer from poor maintenance, or lack proper heating and insulation. Many renters living in such properties face higher energy bills and increased risk of illness.
The social housing sector has had a Decent Homes Standard in place since 2001, with an enforcement deadline of 2010. Although some councils were given extensions, around 10% of social rented homes still fail to meet the standard today. Ministers now say the rules are outdated and need to be strengthened to reflect modern living conditions.
Pennycook has defended the 2035 deadline by pointing out that the original introduction of the Decent Homes Standard in social housing took around nine years to implement fully. He believes a similar timeline is reasonable for the private rented sector.
Under the new proposals, landlords will be required to ensure that homes are in good repair, free from serious hazards, and protected against damp and mould. Properties will also need to include features such as noise insulation and child-safe window restrictors.
Housing charity Shelter has warned that renters cannot afford to wait this long. Its chief executive, Sarah Elliott, said it is unacceptable that millions of people are paying high rents for homes that can damage their health. She described the delay as adding “insult to injury” for renters who already face rising living costs.
Shelter has also called on the government to take immediate action to protect tenants. Elliott said councils must be given enough funding and staff to enforce housing standards and hold landlords accountable when they break the rules.
Paul Shanks from the Renters’ Reform Coalition said the lack of urgency sends the wrong message to landlords. He warned that the long deadline may encourage some property owners to continue renting out poor-quality homes while making profits from them.
He added that the consequences will be felt most by renters in vulnerable situations, including those on low incomes and families with children. These groups are more likely to live in properties that suffer from damp, cold and unsafe conditions.
Not all organisations have criticised the reforms. Gavin Smart, chief executive of the Chartered Institute of Housing, welcomed the new Decent Homes Standard. He said it would modernise housing rules for the first time in two decades and help improve living conditions while also reducing energy costs for tenants.
Smart added that clearer standards would benefit both tenants and landlords by setting consistent expectations across the housing sector.
A spokesperson for the Ministry of Housing, Communities and Local Government said landlords are still required to fix problems under existing laws while the new standard is being introduced. They stressed that some measures, such as minimum energy efficiency rules, will be rolled out sooner.
The government also said the reforms will result in warmer homes and lower energy bills for renters, while giving landlords time to make the necessary upgrades without sudden financial strain.
However, campaigners argue that gradual change is not enough. They say renters need safe and decent housing now, not in ten years’ time. Many believe the government must shorten the timeline and provide stronger enforcement to prevent landlords from delaying improvements.
As the debate continues, pressure is growing on ministers to rethink the 2035 deadline. Housing groups insist that basic living standards should not be treated as a long-term goal but as an immediate necessity for millions of people across England.
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