Industry News


NHF asks the Government to bring forward the revised Decent Homes Standard as soon as possible


T


he representative body for housing associations across the country has written to the Government urging it to urgently


update and extend the remit of the Decent Homes Standard to all rented homes. Sir Keir Starmer committed to reviewing the


Decent Homes Standard in his first Prime Minister’s Questions. Te government has also committed to extending the DHS to the private rented sector, but it has yet to give any details about the timings and breadth of these reforms for social landlords. A spokesperson for the National Housing


Federation (NHF) said: “For a true renewal of social housing, a new standard for the decency


of homes must be front and centre of a Government-led long-term plan for housing. Tis new standard must ensure homes are truly fit for modern standards of living. “Tis is vitally important for housing


associations. Without clarity on forthcoming requirements, housing associations cannot confidently make decisions about how they need to adapt their approach to repairs, maintenance and planned improvement works.” Currently, 90% of housing association homes


meet the DHS (compared to 79% of private rented homes). Furthermore, housing associations spent £7.7 billion on repairs and maintenance in 2022/23, a record level and 20% higher than the previous year. But the lack of clarity seriously limits the


extent to which landlords can invest, given the significant financial pressures on the sector and the broad range of other new requirements placed on social landlords. Te NHF is keen for the Government to bring


forward the review of the DHS as quickly as possible. Te previous Government committed to review the DHS in the Social Housing White


Paper, published in November 2020. Tere have been several stages of the review since


then, but no details have yet been confirmed. Te NHF is calling on the new Government to commit to progress the review at pace and then share a public consultation as soon as possible. Te revised DHS must set higher minimum


decency standards that help improve the condition of homes for all residents, and focus on making homes safer, warmer, and better suited for modern ways of living.


DHS – KEY PRINCIPLES Te NHF and its members are keen to support this however possible. To this end, it has developed a series of key principles to help the Government ensure the revised DHS is developed in a way that is practical and financially viable for social landlords: • Build on existing requirements: the new DHS should build on current standards to make the transition easier for social landlords.


• Confirm new requirements for the social rented sector as soon as possible, including confirming Minimum Energy Efficiency Standards with a target of reaching EPC C across all social homes by 2030. Tis must align with forthcoming EPC reforms.


• Provide a reasonable lead in time for landlords to meet the revised standard.


• Fully evidence and carefully consider the true costs of new requirements.


• Provide adequate funding to support the sector to meet new burdens, through a commitment to a 10-year rent settlement with annual rent increases of up to CPI+1% and grant funding for new requirements.


• Allow new components to be installed as part of planned replacement works, to reduce costs and limit the environmental impact.


Reasonable set deadlines for installing certain components could be considered where there are significant safety concerns for residents.


• Provide clear exemptions for properties where needed, particularly for Minimum Energy Efficiency Standards. Tis is not to help landlords avoid making improvements – social landlords are committed to providing safe, warm and affordable homes for residents. It is important the revised DHS does not excessively increase the rate at which homes are lost from the sector because they are no longer financially viable (which could be an unintended consequence if strict new requirements are introduced without clear exemptions where needed and without sufficient funding).


Te NHF is calling for clarity and certainty over the new requirements for social landlords as soon as possible, with the true cost of new requirements assessed in the round and covered through new funding arrangements. “We developed these principles in collaboration


with representatives of local authorities, ALMOs, social tenants and the sector’s professional body,” said the spokesperson. “We have already shared these asks with the


Government and will continue to emphasise the importance of progressing the review of the DHS at pace in future conversations with ministers and advisers. Given the crucial importance and wide- ranging benefits of improving the quality of homes for social residents, it is vital that the government supports social landlords to continue to invest in the condition of existing homes. “Committing to the review in PMQs is a good


first step, now we need the detail that must sit beneath this commitment.”


Landlords need to professionalise to prepare for the future


Landlords need to professionalise if they are to flourish, says Paul Shamplina, TV star and founder of Landlord Action, who will be addressing the NRLA Landlord Conference this autumn. Shamplina, who has decades of experience in the


industry, says landlords need to view their rentals as a business, and has called for greater clarity on what changes we’re set to see in the coming years. He said landlords need stability and direction if the Government wants to avoid an exodus from


the sector when the Renters’s Rights Bill is brought forward and section 21 is abolished. Shamplina has concerns about how the courts will be able to cope in the future and the impact of landlords leaving the sector on supply and affordability. He said: “I believe the PRS is going to be a more


professional environment going forward and landlords will need to strategise; to see their lettings as a business, with themselves as providers and their tenants as customers.


12 | HMMAugust/September 2024 | www.housingmmonline.co.uk “As well as announcing the new Renter’s Rights


Bill, the King’s Speech also confirmed plans to devolve powers and continue to strengthen the powers of Metro Mayors, which could mean more challenges for landlords. “Te biggest fear I am seeing can be summed up


in two words... rent caps. Personally I don’t think it these are likely to be introduced, but we can’t be certain and it’s something we will undoubtedly be talking about on the day”


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