Regulation of agents must be part of the solution to issues with Decent Homes Standard

A balanced, professional future for the PRS

The debate around whether the Decent Homes Standard is fit for purpose should not focus solely on the wording of the standard itself.

Real improvement in housing conditions will come from:

• Clear and workable rules
• Adequately funded enforcement
• Proper regulation of property agents
• Support for responsible landlords
• A stable policy environment

Propertymark will continue to engage with UK Government to ensure that any reform of the Decent Homes Standard recognises the central role of professional agents in delivering safe, high-quality homes for tenants across the UK.

For members, this reinforces a core message: professionalism, qualifications and compliance are not simply regulatory hurdles; they are fundamental to protecting consumers, strengthening the reputation of the sector, and shaping the future of renting.

Standards must be clear and workable

The PRS is already subject to extensive legislation, and statutory provisions affecting private landlords have increased significantly over the past decade.

However, complexity does not automatically lead to better homes. Enforcement activity has historically been limited, with relatively low levels of inspections and action taken against landlords.

This underlines a core issue: introducing or revising standards such as the DHS will have limited impact if local authorities lack the resources to enforce them. More funding is needed for local authority enforcement teams, and there must be greater transparency around inspections and outcomes.

Without these changes, there is a risk that new DHS requirements could add to regulatory burden without tackling the minority of substandard properties that damage the sector’s reputation.

Professional agents are key to raising standards

One of the most effective ways to improve housing quality is to ensure that those managing property are competent, qualified and accountable. Qualified and regulated agents are far better placed to advise landlords on meeting standards, carry out proactive inspections, and resolve issues before they escalate.

The current lack of minimum standards creates inconsistency in service levels and leaves consumers exposed to poor practices.

We have set out clear recommendations for a new regulatory framework, which includes minimum qualification requirements, a statutory Code of Practice, mandatory Continuing Professional Development, and an independent regulator with enforcement powers.  

Enforcement must target poor practice

Recent years have shown that relying solely on redress schemes and fragmented enforcement is not enough. The number of individuals listed on the Database of Rogue Landlords and Property Agents remains low, demonstrating the limitations of the current system.

We have long argued that improving standards requires a properly resourced enforcement framework with greater data sharing and stronger oversight of both landlords and agents

Raising standards without reducing supply

Any reform to the DHS must also consider the wider pressures on supply. The PRS houses millions of households and plays a crucial role in meeting housing needs.

Improving housing quality and maintaining supply are not mutually exclusive goals, but they require careful policy design. Reform must be balanced with measures that support and incentivise landlords to invest in improvements and avoid creating further uncertainty.

It is also vital to ensure welfare support keeps pace with rents, so welfare-dependent and vulnerable tenants have reliable access to a sustainable PRS.