When it comes to Britain's housing, we need to value the homes we have as much as the ones we build

It’s often said that Britain’s homes are the oldest in Europe. Around one in six in England are classed as non-decent, rising to one in five in the private rented sector. Damp and mould now affect nearly one in 10 privately rented homes, and the problem is growing. Even as some indicators of safety have improved, the reality for too many people – particularly those on low incomes, ethnic minority households and disabled residents – is that their homes are damaging their health. 

The housing crisis is not just about numbers. It’s about condition, affordability and trust. While the government’s target of 1.5 million new homes this parliament is very welcome, the quality of those homes – and the state of the ones we already have – will determine success. As Aneurin Bevan, architect of the NHS, famously said: “We shall be judged for a year or two by the number of houses we build. We shall be judged in 10 years’ time by the type of houses we build.”  

Over the past few years both the former Conservative and now current Labour government have launched a blizzard of legislation designed to raise standards. The Social Housing (Regulation) Act 2023, Awaab’s Law, the Renters’ Rights Act, and the planned expansion of the Decent Homes Standard into the private rented sector all aim to make sure every home is safe, healthy and fit for modern life. Alongside them, new Minimum Energy Efficiency Standards (MEES) and retrofit programmes promise to make homes warmer and greener. 

The tragedy of two-year-old Awaab Ishak, who died after prolonged exposure to mould in his Rochdale flat, has become a national reckoning. Awaab’s Law – requiring social landlords to investigate and fix serious hazards within strict timeframes – marks an overdue recognition that decent housing is a matter of life and death. But new laws alone won’t fix the problem. They need clear guidance, funding and enough skilled people to deliver them. 

Landlords are investing in new data systems, diagnostic tools and damp and mould assessors. Yet the scale of work ahead – at a time of rising costs and falling income – is immense. Despite a strong spending review package earlier this year which will help unlock new supply, without long-term investment to improve existing homes history risks repeating itself: an ambitious standard undermined by a lack of resources. 

If there’s a lesson from the first Decent Homes programme of the 2000s, it’s that progress comes when regulation and funding align. That initiative transformed millions of council homes and created a generation of healthier, safer communities. That’s why the Chartered Institute of Housing (CIH) is calling for a new, modernised Decent Homes Programme: a long-term investment plan to integrate safety, energy efficiency, accessibility and climate resilience into one framework. This isn’t just about regulations or tick-boxes. It’s about restoring confidence – for residents who need to know their complaints will be heard, for landlords planning ahead, and for the professionals tasked with making homes fit for the future. 

Renting rights and wrongs 

The recently passed Renters’ Rights Act could be another turning point. It will finally ban no-fault evictions, strengthen consumer rights and make it easier for tenants to challenge unsafe conditions. But it won’t transform the private rented sector overnight. Most landlords own just one or two properties, often scattered across towns and cities. A system that relies solely on individual complaints or court cases can only go so far. 

Councils need resources to enforce standards, not just powers on paper. Selective licensing – rules which Rachel Reeves recently apologised for breaching – are now easier to implement and one of the few strategic tools local authorities have, yet many housing teams have been hollowed out after years of cuts. Without sustained investment in local capacity, the right to a decent home risks becoming more of an aspiration than an expectation. 

Alongside regulation sits another huge task: retrofitting our homes for a net-zero future. Britain’s draughty homes leak both heat and money. Around eight million homes could be at risk from flooding by 2050, while overheating during summer heatwaves is becoming a public health issue. Our research shows the prevalence of indoor overheating has quadrupled in a decade. 

The proposed MEES framework would set new minimum energy standards for social housing, complementing existing schemes such as the Warm Homes: Social Housing Fund. But the detail matters. Changes to energy performance metrics and EPC rules could force landlords to revisit business plans and divert funds from new building. For tenants, retrofit must mean comfort, not disruption. Success will depend on government working with the sector to design practical standards, fund them properly and put tenants’ voices at the centre of decisions. 

Read more:

• Dad of boy who died due to mould in flat says he’s ‘proud’ of his son for saving lives
• 3 things Labour must do right now to help 300,000 homeless households in England
• ‘There are good people in the world’: The impact of supported lodgings on young people without family

Meanwhile, more than 130,000 households in England live in temporary accommodation – many of them families with children. Some remain there for years. Investigations have uncovered “appalling conditions”: damp, overcrowding and even fire-risk blocks that are earmarked for demolition. Yet this sub-sector remains largely unregulated. 

The government must introduce national minimum standards for temporary accommodation, regular inspections and proper funding for councils to enforce them. Temporary accommodation should be a safety net, not a waiting room for hardship. Ending the use of B&Bs for families beyond the six-week legal limit would be a good start. 

New homes, same old mistakes

Much of the debate focuses on existing homes, but the quality of new ones matters just as much. Over 100,000 homes built in the last decade have an EPC (Energy Performance Certificate) rating of D or below, locking in fuel poverty for years to come. Too many are being delivered through permitted development rights, converting old offices into substandard flats without the light, space or safety people need. 

If we truly want to build 1.5 million homes fit for the future, each one must meet high standards of energy performance, accessibility and climate resilience. The forthcoming Future Homes Standard, alongside the New Homes Ombudsman and single consumer code, will be vital in setting those benchmarks. But regulation needs teeth – and an understanding that quality is as important as quantity. 

Poor housing doesn’t affect everyone equally. Research shows that ethnic minority and disabled households are more likely to live in unsafe or inadequate homes. These inequalities mirror broader patterns of deprivation and discrimination. Tackling them requires more than technical fixes; it demands cultural change, professional competence and leadership across the housing system. 

That’s why the proposed Competence and Conduct Standard for social housing staff – requiring training, qualifications and ethical standards – could be as transformative as any new law. Professionalism, empathy and accountability are as essential to decent housing as bricks and mortar. 

From grotty to grotto

So how do we turn “grotty” into “grotto”? It starts with seeing housing not just as a market, but as infrastructure for life: the foundation of health, opportunity and dignity. We need a long-term
housing strategy that values the homes we have as much as the ones we plan to build – one that integrates safety, decency and climate resilience; invests in local enforcement; and gives tenants real voice and power. 

With the right investment, partnership and political will, we can take a vital step towards creating a future where everyone has a place to call home.  

Rachael Williamson is director of policy, communications and external affairs at the Chartered Institute of Housing.

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