Committee publication · Correspondence · 14 January 2026

Letter from the Minister of State for Housing and Planning to the Chair dated 7 January 2026 concerning housing conditions in England

From: Housing, Communities and Local Government Committee

Summary

Minister Matthew Pennycook responds to the Housing, Communities and Local Government Committee's November 2026 inquiry into housing conditions in England. The letter outlines government policy on social and private rented sector standards, including implementation of revised Decent Homes Standards by 2035–2037, rollout of Awaab's Law in phases, support for overcrowding reduction via a £39 billion Social and Affordable Homes Programme, and enforcement mechanisms through local authorities and the Regulator of Social Housing.

Key findings

Revised Decent Homes Standard will apply to all rented homes (social and private) by 2035 or 2037; implementation date to be confirmed following consultation responses.
Awaab's Law Phase 1 (emergency hazard repairs within 24 hours, damp/mould within fixed timescales) came into force 27 October 2025; Phase 2 (2026) and Phase 3 (2027) will extend to broader hazards; private rented sector rollout to follow consultation.
Government expects revised DHS to improve living conditions in up to 4.1 million homes and benefit 9.2 million people; non-monetised benefits include improved wellbeing, educational gains, reduced noise pollution, and carbon savings.
Social and Affordable Homes Programme commits £39 billion over next decade to increase housing supply and reduce overcrowding; local authorities given powers to bring empty homes back into use.
Regulator of Social Housing issued 126 consumer regulatory judgements (April 2024–November 2025) under new proactive regime; government will evaluate effectiveness of consumer regulation reforms and Renters' Rights Act.

Tone

Procedural

Topics

housing-standardssocial-housingprivate-rented-sectorhousing-regulationpublic-health

Key actors

Matthew Pennycook MP, Florence Eshalomi MP, Regulator of Social Housing, Ministry of Housing, Communities and Local Government (MHCLG), Awaab Ishak's family, Local authorities, Private registered providers / housing associations

Notable line

“No resident should feel stigmatised for living in social housing. We're tackling stigma by empowering residents and making sure their voices are at the heart of the decisions made by both landlords and government which affect tenants' …”

Key Quotes

“We expect landlords to take active steps to ensure that homes are safe and decent.”
— Matthew Pennycook MP · Setting expectation for Decent Homes Standard compliance

“It is vital that this reform is being delivered in a way that benefits social tenants by ensuring they are safe in their homes and secures the lasting legacy that Awaab Ishak's family have fought so hard for.”
— Matthew Pennycook MP · Awaab's Law implementation and evaluation

“This is the biggest long-term investment in social and affordable housing in recent memory.”
— Matthew Pennycook MP · £39 billion Social and Affordable Homes Programme

“Everyone deserves to live in a safe and decent home. This is why we are introducing a Decent Homes Standard for privately rented homes for the first time.”
— Matthew Pennycook MP · Private rented sector reform rationale

“Overall, hazardous conditions in the private rented sector are costing the NHS around £290 million a year and £65m in relation to the social rented sector.”
— Matthew Pennycook MP · Economic cost of housing hazards to public health

“We are currently considering the responses to the consultation and will publish a response shortly.”
— Matthew Pennycook MP · Revised Decent Homes Standard consultation timeline (repeated throughout)

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Source · parliament.uk record ↗