Housing market: Economic indicators
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This briefing covers private rented sector housing conditions. It explains the legislative framework, identifies key issues and outlines proposals for reform.
Housing conditions in the private rented sector (England) (886 KB , PDF)
In recent years the extent and role of the private rented sector (PRS) has seen significant changes. The sector has grown; 4.6 million households rented their home from a private landlord in 2021/22, representing 19% of all households in England. A more diverse range of households, including families with children, are now living in the sector. For many it is providing long-term accommodation.
The expansion of the PRS has focused attention on the need to improve conditions. The English Housing Survey (EHS) estimated that in 2021, 23% of PRS homes did not meet the Decent Home Standard – around 1 million homes. This compares with 13% of owner-occupied and 10% of social-rented homes.
PRS homes were also more likely to have at least one Category 1 hazard under the Housing Health and Safety Rating System (HHSRS). An inquiry by the Public Accounts Committee in 2022 concluded “the sector is failing far too often to provide safe and secure homes for renters…”
The Government’s white paper, A fairer private rented sector, was published on 16 June 2022. It set out a 12-point action plan to deliver “a fairer, more secure, higher quality private rented sector” and included commitments to:
The private rented sector reforms require legislation. The Queens Speech 2022 said a Renters Reform Bill would be introduced in the 2022-23 parliamentary session. Government Ministers have subsequently said the Bill will be introduced “in this Parliament”.
Section 1 of the paper provides an introduction to housing conditions in the PRS, together with an overview of policy developments since 2010.
Section 2 provides an overview of the legal framework for housing standards in the PRS. There are statutory provisions governing private landlords’ repairing and maintenance obligations in addition to other specific requirements, for example, in relation to gas and electrical safety. Enforcement of standards in private rented housing is primarily through the HHSRS, a risk-assessment based regulatory model used by local authority environmental health officers.
The Homes (Fitness for Human Habitation) Act 2018 requires private sector landlords in England to ensure their properties are fit for human habitation at the beginning of the tenancy and throughout. The Act provides tenants with the means to take legal action against their landlord.
Section 3 provides an overview of some of the issues identified with the legal framework governing housing standards in the PRS:
The Levelling Up, Housing and Communities Select Committee is currently conducting an inquiry on Reforming the Private Rented Sector.
Housing is a devolved policy area, different approaches to regulating housing standards in the PRS have emerged in Wales, Scotland and Northern Ireland. These approaches are outlined in section 4 of the briefing paper.
Housing conditions in the private rented sector (England) (886 KB , PDF)
Find the latest data on house prices, mortgage approvals, and house building in the UK.
The Planning and Infrastructure Bill 2024-2025 had its First Reading in the House of Commons on 11 March 2025. Second Reading is scheduled for 24 March 2025. The Bill, and its Explanatory Notes, can be found on the Parliamentary website.
A Westminster Hall debate has been scheduled for 9.30am on 25 March on accountability of the construction industry. The subject for the debate has been chosen by the Backbench Business Committee, and the debate will be opened by Will Forster MP.