Social landlords in England must meet the Decent Homes Standard and the RSH consumer standards, plus specific safety laws: Awaab's Law, five-yearly electrical inspections, smoke and CO alarms, and fire door checks in blocks. A reformed Decent Homes Standard must be met by 2035, and social homes must reach EPC C on one metric by 1 April 2030.
Social landlords in England work to the Regulator of Social Housing (RSH) standards and to laws on hazards, electrics, alarms, fire and building safety. The 2006 Decent Homes Standard applies now, a reformed standard must be met by 2035, and Awaab's Law covers more hazards from 30 November 2026.
What does the Decent Homes Standard require now, and what changes by 2035?
The 2006 standard applies today through the RSH Safety and Quality Standard. A home must have no HHSRS Category 1 hazards, be in reasonable repair, have reasonably modern facilities and provide thermal comfort.
The government response of 28 January 2026 says all social and private rented homes must meet a reformed standard by 2035 at the latest. Detailed guidance is still to come.
- A: no Category 1 hazards.
- B: the home fails if 1 or more key components, or 2 or more other components, are not in reasonable repair. Age is no longer a test. Key components include the kitchen, bathroom, windows, external doors, roof, electrics, heating, fire alarms and lifts.
- C: flats need 3 of 4 facilities and houses 2 of 3, plus child-resistant window restrictors where there is a fall risk.
- D: meet the minimum energy efficiency standard, with programmable heating that can heat the whole home.
- E: free from damp and mould.
What do the RSH consumer standards and inspections involve?
The consumer standards have applied since 1 April 2024. The Safety and Quality Standard requires an "accurate, up to date and evidenced understanding of the condition of their homes", based on a physical assessment of all homes, and a repairs service with completion timescales communicated to tenants.
Landlords with more than 1,000 homes are inspected on at least a four-year cycle and graded C1 to C4. Tenant Satisfaction Measures (TSMs) add evidence: since March 2026, Awaab's Law emergency hazards count as emergency repairs under RP02, and BS06 (electrical safety checks) was added on 11 June 2026. See Tenant Satisfaction Measures.
What does Awaab's Law require?
Phase 1 of the Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025 has applied since 27 October 2025. It covers damp and mould that is a significant hazard, and all emergency hazards except overcrowding.
- Emergency hazards: investigate and make safe within 24 hours of the landlord becoming aware.
- Significant hazards: investigate within 10 working days; give the tenant a written summary within 3 working days of the investigation ending; complete safety work within 5 working days of the investigation.
- Supplementary preventative work: begin within 5 working days, or within 12 weeks if that is not reasonably practicable.
- Alternative accommodation: provide it at no cost to the tenant if safety work cannot be done in time.
Phase 2 applies from 30 November 2026 (approved by Parliament in October 2026). It adds excess cold, excess heat, falls, structural collapse, fire and explosions, electrical hazards, and domestic hygiene, including pests. Phase 3 is due in 2027, with no date set. See Awaab's Law timescales.
What are the electrical safety rules?
SI 2025/1043 extends the electrical safety standards to housing associations and councils. It covers tenancies granted from 1 December 2025, and existing tenancies from 1 May 2026 with a first inspection due before 1 November 2026.
- Inspect installations at least every 5 years and send the report to the tenant within 28 days.
- Complete remedials within 28 days, or any shorter period in the report, and confirm in writing to the tenant and the local authority within 28 days of completion.
- Check equipment you supply at least every 5 years and before each new tenancy.
The penalty is up to £40,000. See electrical safety in social housing.
What are the smoke and carbon monoxide alarm rules?
The Smoke and Carbon Monoxide Alarm (Amendment) Regulations 2022 have applied to registered providers since 1 October 2022. Fit a smoke alarm on every storey with living accommodation, and a CO alarm in every room used as living accommodation with a fixed combustion appliance (except a gas cooker). Repair or replace a reported faulty alarm as soon as reasonably practicable.
What fire door checks are required in blocks of flats?
The Fire Safety (England) Regulations 2022 have applied since 23 January 2023:
- Blocks with 2 or more flats: give residents fire safety and fire door information.
- Storeys over 11m: check communal fire doors quarterly, and flat entrance doors annually on a best-endeavours basis.
- 18m or more, or 7 or more storeys: add a secure information box, monthly lift and firefighting equipment checks, wayfinding signage, and plans and external wall information for the fire and rescue service.
What does the Building Safety Act mean for higher-risk buildings?
A higher-risk building is 18m or more, or 7 or more storeys, with 2 or more residential units. Building work in an existing one needs Building Safety Regulator (BSR) approval before it starts, which takes up to 8 weeks. Most repairs, like-for-like replacements and competent person scheme work are exempt, but heating systems, oil tanks, fuse boxes and glazing units are not exempt repair work.
The Building Safety (Remediation of Unsafe Cladding etc) Bill is before Parliament, not law.
What is the energy standard for social homes?
Social homes must reach EPC C on any one reformed EPC metric (fabric, smart readiness or heating) by 1 April 2030, and on a second by 1 April 2039, with a £10,000 spend exemption per metric per property. The RSH enforces it through Decent Homes criterion D.
What does the Complaint Handling Code require?
The Housing Ombudsman's Code has been statutory since 1 April 2024. At stage 1, acknowledge within 5 working days and respond within 10, with up to 10 working days' extension. At stage 2, respond within 20 working days, with up to 20 more. Complaints about contractors go through the landlord's two-stage process.
What does the Competence and Conduct Standard require?
This RSH standard has applied since 1 October 2026. Senior housing managers need a Level 4 qualification and senior executives a Level 5, with a transition of 3 years for landlords with 1,000 or more homes and 4 years for smaller ones. Single-function services providers are exempt from the qualification rules, but registered providers must make sure their contractors' staff are competent and behave appropriately.
What are the rules at a glance?
| Rule | Applies to | Key requirement | Status |
|---|---|---|---|
| Decent Homes Standard (2006) | Social homes | Four criteria | In force |
| Reformed Decent Homes Standard | Social and private rented homes | Criteria A–E | By 2035 |
| Consumer standards | Registered providers | Evidenced stock condition | In force |
| Awaab's Law | Social tenancies | Hazard timescales | Phase 1 in force; phase 2 from 30 November 2026 |
| Electrical safety | Social tenancies | 5-yearly inspection; 28-day remedials | In force |
| Smoke and CO alarms | Registered providers | Alarms by storey and appliance | In force |
| Fire Safety (England) Regulations 2022 | Blocks of flats | Fire door checks above 11m | In force |
| Building Safety Act | Higher-risk buildings | BSR approval before work | In force |
| Energy standard | Social homes | EPC C on one metric | By 1 April 2030 |
| Complaint Handling Code | Social landlords | Two-stage timescales | Statutory |
| Competence and Conduct Standard | Registered providers | Level 4 and 5 qualifications | In force |
Check the current legislation or take advice for your own case.
How we help
We plan repairs, damp and mould, electrical, alarm and fire door works around your timescales, with timestamped records and photos for your evidence. We confirm in writing, before appointment, who will carry out each measure and what certification they hold. Request a quote or contact us.
Common questions
What changed with the HHSRS in 2026?
The HHSRS (England) (Amendment) Regulations 2026 came into force on 23 June 2026. They revise the scoring and cut the number of hazards from 29 to 21, so stock condition surveys should use the 2026 framework.
Who is responsible if a contractor misses an Awaab's Law deadline?
The landlord. It keeps full responsibility when it uses contractors. The 'all reasonable endeavours' defence exists, and the guidance examples include access problems and contractor or material shortages, but you will need evidence to rely on it.
Are licences and private rented homes covered by Awaab's Law?
Not yet. Temporary and supported accommodation let as social housing under a tenancy is covered, but licences are not. MHCLG's consultation, running 9 October to 18 December 2026, proposes extending it to licences and to the private rented sector, with no commencement date set.
Does an existing EPC count towards the 2030 energy standard?
It can. A current energy efficiency rating of C reached before 2030 with a valid EPC counts while that EPC remains valid.
Sources
- Hazards in Social Housing (Prescribed Requirements) (England) Regulations 2025
- Reformed Decent Homes Standard: government response
- RSH Safety and Quality Standard
- Electrical Safety Standards (Extension to the Social Rented Sector) Regulations 2025
- Fire Safety (England) Regulations 2022
- Improving the energy efficiency of socially rented homes in England: government response
- Housing Ombudsman Complaint Handling Code 2024
- RSH Competence and Conduct Standard
Checked 31 October 2026. This guide summarises the rules for planning purposes and is not legal advice; check the current legislation or take advice for your own case.
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