Every change we make to the rules, requirements and templates behind Stedwise. Each change has a date and a link to its source. A named person on our team must approve a rule before customers see it. A change to the law as it is now needs two people to approve it.
We make best guesses about what the draft regulations will require. Each one says how likely we think it is. When the final text is published, we check each guess against it. We never present a best guess as law.
No best guesses checked yet, 3 waiting for the final text
How we measure them: we use a standard measure called the Brier score. For each guess, it compares how likely we said it was with what really happened. 0 is perfect, and lower is better. Someone who always said 50% would score 0.25. Our target is 0.15 or lower. (The Brier score is the average of the squared gaps between each likelihood we gave and the result: 1 if it came true, 0 if not.) We show it once 10 guesses are checked, because a score from only a few guesses does not tell you much.
Each rule set has numbered versions. A past check keeps the version it used. A new check uses the current version.
36 requirements · source: MHCLG, Supported housing regulation: government response, 16 April 2026
15 requirements · source: BVSC S.E.A.Q.A.S. V6.2: 04 Self-Assessment Form V6.2 (workbook), A Guide to the S.E.A.Q.A.S. V6.2 and A Guide to Accreditation V6.2 (opens in a new tab)
46 requirements · source: The Supported Accommodation (England) Regulations 2023 (SI 2023/416), regulations 3 to 7
101 requirements · source: Blackpool Council, Supported housing - Quality standards toolkit (self-assessment, three levels)
49 requirements · source: Coventry City Council, Guide to Standards for Supported Exempt Accommodation (49 audited Measures)
Government has decided. Registered providers of social housing (such as housing associations) must identify service charges separately from the rent charge, as set out in the government's policy statement on social housing rents.
Government has decided. Registered providers are expected to consult with tenants if new or extended services are introduced.
Government has decided. Registered providers of social housing (social landlords such as housing associations) must identify service charges separately from the rent charge, as set out in the government's policy statement on social housing rents.
Law now. A provider that is a community benefit society cannot distribute its profits to stakeholders as dividends and must use its surplus to benefit the community, which could be, for example, by reinvesting in the business or by donating to an external organisation for the purpose of benefitting the community. It may pay interest on shareholders' share capital from its profits.
Council rule. A selective licence application must be made through the Birmingham City Council website. Other routes are not accepted.
Government has decided. The person managing or in control of supported housing will be required to be licensed under the forthcoming supported housing licensing regime. The licensing regulations are still to be laid, and the government expects licensing to be fully implemented in 2027/28.
Government has decided. Providers must have a clear and simple complaints procedure in place, as a requirement of the national supported housing standards.
Government has decided. All staff must be trained in safeguarding, including on domestic abuse, as a requirement of the national supported housing standards.
Government has decided. A needs assessment must be completed for each resident, as a requirement of the national supported housing standards.
Council rule. Where a local planning authority has withdrawn the permitted development right in an area by an Article 4 direction, a change of use to a large or small HMO needs a planning application.
Government has decided. The government expects all supported housing to provide good quality accommodation and be well managed, and residents to get the support they need to enable them to live as independently as possible. It is implementing the Supported Housing (Regulatory Oversight) Act to achieve this.
Proposed. Under one option in a consultation question, Awaab's Law requirements for the private rented sector would cover hazards in leasehold properties that are the freeholder's responsibility. A private rented sector leasehold landlord would then be required to take reasonable steps to get the freeholder to address the hazard. This is only one option put to consultation, alongside excluding such hazards with guidance, and is not a confirmed requirement.
Proposed. The government is consulting on whether to extend Awaab's Law to temporary accommodation that local housing authorities arrange for homeless households under their homelessness duties and that is occupied under licence. If extended, licensors of such accommodation would have to comply with Awaab's Law requirements on hazards, and the initial assumption is that these would be the same as the requirements for tenancies.
Proposed. The consultation seeks views on applying Awaab's Law to supported housing, temporary accommodation for homeless households and care leaver accommodation occupied under licence. No duty has been confirmed.
Government has decided. Awaab's Law will be extended to private rented sector tenancies. Private landlords will have to make homes safe within set timeframes where they contain serious hazards. The detailed requirements are still subject to consultation.
Law now. Since October 2025, social landlords (such as housing associations) have had obligations under Awaab's Law for hazards in the properties they let on social housing tenancies. These include timescales within which they must make significant damp and mould hazards safe. This does not yet cover accommodation occupied under licence, such as some supported housing; extending it to licences is only proposed.
Proposed. If Awaab’s Law is extended to supported housing occupied under licence, the licensor would have to carry out investigations of potential hazards and make hazards safe within timescales set in regulations. The consultation's initial assumption is that these requirements would mirror those for tenancies. The exact timescales are not yet set.
Law now. Care providers in Wales must register with Care Inspectorate Wales. The text says this covers social care services, including domiciliary support services provided to people in supported living. It does not regulate supported housing settings themselves.
Law now. Where a provider is a social landlord (such as a housing association), Awaab's Law already applies to its social housing tenancies, including supported housing, temporary accommodation and care leaver accommodation let under tenancies, through the existing social housing regulations. It does not yet apply to private rented tenancies or to accommodation occupied under licence.
Law now. For a private registered provider of social housing to claim exemption from the Rent Standard for specialised supported housing, the rent charged, or to be charged, must comply with its agreement or arrangement with the local authority or health service under which the housing is provided. This is one of several criteria in the definition of specialised supported housing.
Law now. Registered providers of social housing must meet the regulatory standards, which are classified as either economic or consumer. The economic standards do not apply to local authorities.
Proposed. Under the proposal to extend Awaab's Law to private rented tenancies, a private landlord who uses an agent to manage repairs and maintenance would remain ultimately liable for meeting Awaab's Law requirements, because Awaab's Law operates as an implied term in the tenancy. Such a landlord may need new contractual agreements with the agent to be confident the obligations will be met.
Government has decided. Awaab's Law requirements for the remaining hazards in scope will apply to social landlords in two further phases, in 2026 and 2027. Phase 2 is planned for 30 November 2026, subject to Parliamentary approval.
Law now. Social landlords must meet Awaab's Law requirements for significant damp and mould hazards and all emergency hazards. These requirements have been in force since 27 October 2025.
Law now. Social tenants can decide whether to accept the offer of alternative accommodation. If anyone chooses to remain in a home while it is unsafe, the social landlord must give them information on how to manage the risk of harm.
Law now. If a social landlord cannot complete work to make the home safe within the Awaab's Law timescales (5 working days for significant hazards, 24 hours for emergency hazards), it must secure suitable temporary alternative accommodation at its own expense until the relevant safety work is complete. This must extend to anybody living in the property as a member of the tenant's family and in accordance with the lease, including children who usually stay there overnight at least one night a week.
Proposed. If Awaab's Law is extended to care leaver accommodation occupied under licence, the licensor would have to carry out investigations and make hazards safe within timescales set in regulations. The government's initial assumption is that these requirements would mirror those for properties let under tenancies. This is a consultation proposal and the timescales are not yet set.
Good practice. Sheltered housing and extra care housing in Wales must comply with the Welsh Government's Design Quality Requirements. This is stated in guidance on Welsh housing policy, not in England's licensing regime.
Proposed. The consultation asks whether, where follow-up preventative works are required but it is not reasonably practicable for a landlord of a private rented tenancy or licence to start them within the required timescale (e.g. 5 working days), the landlord should be allowed instead to take steps towards starting (e.g. booking a contractor) and start the works within 12 weeks. This is an open consultation question, not a settled duty.
Law now. Registered Providers must comply with the regulatory standards set by the Regulator of Social Housing, and deliver the outcomes of those standards.
Law now. Social landlords must complete any relevant supplementary preventative works within a reasonable timescale.
Law now. Where an investigation has found a significant hazard in a social housing tenancy and supplementary preventative works are required, a social landlord (such as a housing association) must begin those works as soon as reasonably practicable and no later than 12 weeks after the investigation concluded.
Law now. Where supplementary preventative works are needed, the social landlord must start them within 5 working days of the investigation concluding. If that is not reasonably practical, they must take steps to start within that period, for example by securing a booking with a specialist contractor.
Law now. When an investigation has determined there is a significant hazard, the social landlord must make the home safe within 5 working days of the investigation concluding. Making safe means carrying out the remedial works needed so the hazard is no longer present. Temporary measures may be used if necessary.
Good practice. Providers of domestic abuse safe accommodation services should attend to the safety, wellbeing and motivation of their staff teams, ensuring safe working practices that protect staff's physical safety and mental wellbeing.
Good practice. Organisations providing domestic abuse safe accommodation services should work in partnership with, and have appropriate referral pathways to, a range of other services, including the sexual violence sector and drugs, alcohol and mental health services.
Good practice. Providers of domestic abuse safe accommodation services should support victims to access services that meet their physical, mental, and sexual health needs.
Law now. Social landlords (for example housing associations) must not contract out of their Awaab's Law responsibilities for social housing tenancies.
Law now. Social landlords only: if a landlord cannot make a home safe from a significant or emergency hazard within the Awaab's Law timescales, it must arrange suitable alternative accommodation until the home is made safe for tenants to return to. From October 2025 this applies to damp and mould and all emergency hazards, with other hazards (excluding overcrowding) following in 2026 and 2027.
Law now. Social landlords (such as housing associations) must complete emergency hazard investigations and repairs in social housing tenancies as soon as practicable and, in any event, within 24 hours. If further preventative works are needed, they must take the same steps as for significant hazards.
Law now. For social housing tenancies only, where a social landlord's investigation finds a significant or emergency hazard and further preventative works are required, the landlord must begin, or take steps towards beginning, those works within 5 working days of the investigation concluding. The works must be physically started within 12 weeks and completed within a reasonable timescale; this currently applies to damp and mould and emergency hazards, with other hazards (excluding overcrowding) phased in during 2026 and 2027.
Law now. Social landlords (such as housing associations) must take action to make the home safe, using temporary measures if necessary, within 5 working days of an investigation concluding that there is a significant hazard. This applies to damp and mould hazards from October 2025, with other hazards (except overcrowding) being brought in during 2026 and 2027.
Law now. Where the provider is a social landlord (for example a housing association) with a social housing tenancy, it must provide a written summary of the investigation findings within 3 working days of a hazard investigation concluding, unless all work to address the hazard is completed before the end of that period. From October 2025 this covers damp and mould and all emergency hazards; other hazards (excluding overcrowding) are being phased in during 2026 and 2027.
Law now. Social landlords (for example housing associations) must complete an investigation within 10 working days of becoming aware of a potential significant hazard in a social housing tenancy. This currently covers damp and mould, with other hazards except overcrowding being phased in during 2026 and 2027. The investigation must be carried out by someone who, in the landlord's judgement, has the right skills and experience to determine whether there is a significant or emergency hazard.
Good practice. In domestic abuse safe accommodation services, the service provider assists in developing wider training and awareness-raising activities with other professionals and within the local community, as requested and as capacity allows.
Good practice. Guidance says the safety plan or advice given to victims of domestic abuse in safe accommodation should include advice and interventions to support them in reducing the risk of returning to an abusive relationship.
Good practice. Providers of domestic abuse safe accommodation services should base how long a victim of domestic abuse receives support on their needs, not on pre-set timescales.
Good practice. Providers of domestic abuse safe accommodation services should ensure provision is located in single gender or single sex services.
Good practice. Providers of domestic abuse safe accommodation services should ensure their physical buildings are well maintained, safe and meet the relevant building standards.
Good practice. Providers of domestic abuse safe accommodation services should have measures in place to ensure service users are safe from being found by their perpetrator.
Good practice. Providers of domestic abuse safe accommodation services should assess victims and offer them trauma informed services based on their individual need for safety and support.
Good practice. In domestic abuse safe accommodation services, prioritise victim safety throughout. Where a service location is no longer safe for a victim (e.g. found by their perpetrator), do not expect them to stay; give them urgent assistance to move.
Good practice. Providers of domestic abuse safe accommodation should, on referral, rigorously assess and agree with the victim whether the service's geographical location can offer the victim safety. Victims should not be expected to accept an offer of support in safe accommodation that does not provide a safe location.
Good practice. Providers of domestic abuse safe accommodation services should ensure that victims of domestic abuse can access crisis support at any time and receive a timely response.
Good practice. Guidance advises that domestic abuse relevant safe accommodation service providers should not be involved in local commissioning decisions relating to the local authority's safe accommodation duty, because some Board members may have a conflict of interest.
Good practice. Guidance for domestic abuse safe accommodation services expects resources to be allocated to addressing barriers to access. This includes supporting service users with limited English proficiency and those with insecure immigration status.
Good practice. Good practice for providers of domestic abuse safe accommodation is that victims with protected characteristics under the Equality Act 2010 can access dedicated specialist services that address their needs, for example accessibility for disabled victims.
Good practice. Guidance for domestic abuse safe accommodation services says that victims should be believed and listened to, and that service interventions should respect their rights to self-determination.
Good practice. Providers of domestic abuse safe accommodation services should ensure their services, including use of technology and virtual support, are informed by victims' choice. They should be delivered in a way that meets the needs and preferences of the victim group and/or individual, in a range of formats that are accessible and appropriate.
Good practice. Domestic abuse safe accommodation service providers should not be involved in local commissioning decisions made under the domestic abuse safe accommodation duty. The guidance gives this only as advice.
Good practice. Where two or more units of dispersed safe accommodation share any part of the accommodation, including hallways or access routes, provision should be single gender or single sex.
Good practice. Domestic abuse support provided under local authorities' Part 4 safe accommodation duties to victims, including children, living in relevant safe accommodation should meet the MHCLG Quality Standards, Women's Aid National Quality Standards, Imkaan Accredited Quality Standards, Male Domestic Abuse Network Service Standards and/or the DAHA Accreditation Framework for Housing Providers.
Good practice. Sinking funds should be held separate from the rest of the landlord’s funds.
Good practice. For exempt accommodation claims, where care, support or supervision is provided by someone other than the landlord, there should be a contract between the landlord and that care, support or supervision provider. The contract should prove that the care, support or supervision is provided on the landlord's behalf.
Law now. For a Housing Benefit claim to count as exempt accommodation, the landlord (or someone acting on its behalf) must provide care, support or supervision. The landlord need not be the main provider, but the care, support or supervision it provides directly must still be sufficient.
Law now. For exempt accommodation claims, care, support or supervision must be provided by the landlord or by someone acting on the landlord's behalf.
Law now. Accommodation must involve the provision of care, support or supervision to meet the definition of specified accommodation. The exception is the refuges category. Some refuges may still be exempt accommodation because of the landlord type and the care, support or supervision provided.
Law now. All parties requesting information, including providers who request personal data in Housing Benefit processes, must comply with the applicable data protection legislation (GDPR) wherever a process involves transferring personal data.
Law now. Dividends paid by a Community Interest Company limited by shares are capped at 35% of profits.
Law now. A provider that is a Community Interest Company must be a limited company. A CIC can be formed either limited by shares or limited by guarantee without share capital.
Law now. A Community Interest Company must have an asset lock so its assets, including profits and surpluses, are used for the benefit of its community. It may transfer assets only if one of the listed requirements is met.
Law now. A charity in England and Wales must register with the Charity Commission if its gross annual income exceeds £5,000, unless an exemption applies. A charity that is exempt from registration can still be treated as a registered charity for the purpose of being a specified accommodation landlord.
Good practice. The landlord of specified accommodation must be a not-for-profit organisation.
Good practice. For accommodation to be specified accommodation, the landlord cannot be a managing agent or an organisation that only provides care, support or supervision to the claimant.
Law now. For accommodation to meet the refuge definition, the dwelling must be provided by a local authority, a housing association, a registered charity or a voluntary organisation.
Law now. Exempt charities still need to abide by charity law, and in almost all cases the Charity Commission still acts as their regulator.
Law now. Charities in England and Wales must register with the Charity Commission if their gross annual income exceeds £5,000.
Law now. Social landlords in Scotland must consult tenants and take account of their views when making decisions about proposed rent increases.
Law now. Providers that carry out specific regulated activities must register with the Care Quality Commission. In most supported living and extra care housing services, registration is only needed where personal care is provided.
Government has decided. The government has confirmed that the Direction will require the Regulator of Social Housing to set a tenancy standard ensuring that registered providers of social housing (social landlords such as housing associations) take account of diverse needs, including groups identified in consultation feedback, when considering the suitability of different tenancies. This will apply to providers only once the Regulator sets that standard.
Government has decided. Registered providers of social housing (social landlords such as housing associations) are responsible for understanding the statutory framework that applies to them, obtaining appropriate advice where necessary, and satisfying themselves that they are complying with both legal and regulatory requirements.
Proposed. Registered Providers must consider granting the most secure tenancy that is suitable, taking account of the factors in the response and in paragraph 3(2)(a) of the proposed Direction. The Regulator's Code of Practice illustrates the factors to weigh when judging suitability. The text says this is particularly relevant to local authorities, which may grant periodic or fixed-term secure tenancies.
Law now. Registered providers must meet the Regulator of Social Housing's consumer standards, whatever their size. The Regulator's engagement with providers is proportionate to the scale of the risk presented.
Proposed. Under the proposed Direction, the Regulator of Social Housing would set a standard aiming, so far as possible, for registered providers of social housing (such as housing associations and local authority landlords) to be clear and transparent with tenants, and with prospective tenants where relevant, about tenure-related decisions and their approach to tenancy management.
Proposed. Under the proposed Direction, Registered Providers must have regard to granting the most secure tenancies suitable, rather than following a list of specified tenancy types.
Proposed. The proposed Direction expects Registered Providers to take all reasonable steps to engage with tenants in finding alternative accommodation to agree to move to, where moving is necessary because of redevelopment or other works.
Proposed. Only for Registered Providers of social housing (social landlords such as housing associations): under the proposed Direction, the Regulator would set a standard with a view to achieving, so far as possible, that landlords are clear and transparent with tenants and, where relevant, prospective tenants about their approach to tenure-related decisions. Providers may choose the most appropriate way to deliver this, and the proposed Direction does not prescribe a tenancy management policy.
Proposed. Where a tenant must move because of redevelopment or other works, Registered Providers must take all reasonable steps to engage with the tenant in finding alternative accommodation the tenant agrees to move to. The proposed Direction would require the Regulator to set a standard to achieve this so far as possible.
Proposed. Registered Providers must be clear and transparent with tenants about their approach to providing advice and assistance on finding alternative accommodation before a tenancy ends. The proposed Direction would require the Regulator to set a standard to achieve this so far as possible.
Proposed. Under the proposed Direction, Registered Providers of social housing (for example housing associations and local authority landlords) would be expected to be open with tenants and, where relevant, prospective tenants about their approach to tenancy management, including preventing unnecessary evictions, and about how tenants and prospective tenants can appeal and complain about decisions on the type of tenancy offered. They would also need to be open about how tenants can appeal or complain about a decision not to offer a tenancy when a fixed term tenancy ends and, where applicable, about their approach to granting discretionary succession rights.
Proposed. Registered Providers must be clear and transparent about their approach to taking into account the diverse needs of tenants and other household members when granting tenancies.
Proposed. Under a proposed Direction, the Regulator of Social Housing would set a standard requiring Registered Providers (social landlords) to be clear and transparent with tenants and, where relevant, prospective tenants about the circumstances in which they may grant different types of tenancy. Where they grant fixed term tenancies, this includes the length of the terms and the circumstances in which they grant tenancies of a particular length.
Proposed. Under the proposed Direction, the Regulator of Social Housing would set a standard aiming, so far as possible, for registered providers of social housing, in their approach to granting tenancies, to have regard to granting the most secure tenancies suitable. This includes taking into account the purpose of the accommodation, the needs of individual households, the sustainability of the community, the efficient use of their housing stock and the legislative requirements on tenure type.
Proposed. Consultation question on whether landlords should have to give tenants a written summary of investigations, in line with social housing requirements. This is a proposal only, not yet a duty.
Law, not started yet. Under the Act, all assured tenancies must be periodic from the outset, and assured shorthold tenancies are abolished. This will affect Private Registered Providers operating under the assured tenancy framework. Government is working towards commencing the Act in the social rented sector from October 2027.
Good practice. In domestic abuse safe accommodation services, children should be able to access support to understand their experiences and build their resilience and confidence.
Good practice. In domestic abuse safe accommodation services, the safety and wellbeing of children and young people should be addressed in risk assessment and support planning.
Good practice. Domestic abuse safe accommodation services should be responsive to the needs and views of children and young people.
Good practice. In domestic abuse safe accommodation services, support is provided to parents to develop their parenting resources and maintain their relationships with their children.
Our best guess (p=0.50). Private rented sector landlords are expected to be required to register with the new Private Rented Sector Landlord Ombudsman from 2028.
Law now. Landlords must ensure their homes are free of serious hazards and fit for human habitation. The text states this as an existing legal requirement and does not set out detailed Awaab's Law duties.
Proposed. Under an option being consulted on, a leaseholder landlord of a privately rented leasehold property would have to take reasonable steps to get the freeholder to address a hazard the freeholder is responsible for. For example, they would report the problem and ask the freeholder to carry out the repairs. This is a consultation option only and is not confirmed.
Proposed. The government is consulting on whether Awaab's Law requirements on how landlords of private rented tenancies remedy unsafe conditions should cover all HHSRS hazards except overcrowding ('crowding and space'). It considers there is a case for this approach, but it invites views on whether a different approach would be more appropriate.
Proposed. Where accommodation occupied under licence (the consultation is exploring supported housing) is made subject to Awaab’s Law by regulations, the licensor must meet the Awaab’s Law requirements. If the licensor fails to, the licensee can take them to court for breach of contract. The court can order repairs, compensation and/or legal costs.
Law, not started yet. To qualify for a licence under the local authority supported housing licensing scheme, providers will have to meet new standards for the support provided to residents and meet the relevant accommodation standards.
Law now. Supported housing in the social sector needs to comply with the Decent Homes Standard, with compliance overseen by the Regulator for Social Housing.
Law now. Supported housing in both the private rented and social rented sectors should be kept free of serious hazards under the Housing Health and Safety Rating System (HHSRS).
Proposed. The government is considering applying the social housing written-summary requirements to private landlords, so that tenants are promptly told the outcome of Awaab's Law investigations. It is seeking views on whether this is right and whether adjustments are needed to keep the burden proportionate.
Law now. After completing an Awaab's Law investigation, a social landlord must give the tenant a written summary of findings. The summary must say whether a significant or emergency hazard was identified and what it was, what further action is required and by when, or why no further action is needed, and how the tenant can contact the landlord. It must normally be provided within 3 working days of the investigation concluding. It is not needed where all repair work is completed within the 3-day deadline.
Good practice. The care, support or supervision provided to tenants in supported housing should be tailored to their needs.
Good practice. Providers, alongside local councils and referring bodies, should have assessed whether the claimant's needs would be met by the accommodation before the claimant moved in. The local authority can ask the landlord for the needs assessment and for details of the care, support or supervision provided to each tenant.
Good practice. The admission process to supported housing should include an assessment of the need for care, support or supervision by someone suitably qualified. This should be a professional or expert with experience in the care or support sector, such as the local authority's adult social care team, but could also be the landlord, the support provider for a managed property, or the local district housing office if the local authority is satisfied they are suitably qualified.
Proposed. A consultation is considering whether Awaab's Law repair timescales should be extended to other accommodation, including supported housing. No duty is yet set.
Government has decided. For social housing landlords only, the third and final phase of Awaab's Law, to be introduced in 2027, will extend its legal repair deadlines to all remaining Housing Health and Safety Rating System hazards where they present a significant risk of harm, except overcrowding.
Government has decided. Social housing landlords will have to meet the Awaab's Law protections for further serious hazards such as electrical hazards, excess cold and falls. This is planned for 30 November 2026, subject to parliamentary approval.
Law now. Social housing landlords must meet legal deadlines for fast repairs of severe damp and mould. Phase 1 is in force.
Law now. Landlords must act on hazards that are found to be significant and seriously threaten tenants' health and safety.
Proposed. Under the proposed Tenure Direction and the Regulator's resulting tenure standard, Registered Providers would be responsible for delivering the tenure outcomes. They may choose how, based on their needs, tenants' needs and local circumstances. This is a consultation proposal, not law in force.
Law now. Letting agents and property managers must be registered with a relevant redress scheme in order to undertake lettings agency or property management work.
Law now. For social housing tenancies, Awaab's Law does not require social landlords to physically inspect the property when investigating a potential hazard unless the tenant requests it. Where the tenant requests a physical rather than remote investigation, that physical investigation must take place within 10 working days of the request.
Law now. Under Awaab's Law, social landlords (such as housing associations) must have a standard investigation of a potential hazard carried out by someone the landlord believes holds the right skills and experience to determine the risk the potential hazard poses to the occupier. Qualified specialists will not need to carry out investigations in all cases.
Law now. Social landlords (such as housing associations) must carry out a standard investigation within 10 working days of becoming aware of a potential hazard. The investigation must assess whether a significant or emergency hazard is present in the property that would require repairs to be carried out.
Proposed. The government is consulting on whether, if Awaab's Law is extended to private rented tenancies, private landlords would need to consider both the severity of the physical hazard and the information available to them about the occupants when assessing whether Awaab's Law applies. Examples are young children living in the property or a health condition the tenant has disclosed. The alternative being considered is a generic risk approach in line with HHSRS, and no decision has been made.
Proposed. Under the consultation proposal, Awaab's Law in the private rented sector would apply only to hazards that pose a significant risk of harm to occupiers, in line with social housing. A separate emergency hazard category is also under consideration for the most severe hazards. Exact definitions would be set later in regulations and guidance.
Proposed. The government is considering whether to extend Awaab's Law protections to supported housing occupied under licence. This would use powers in the Renters' Rights Act 2025, and no duty applies unless it is extended.
Law, not started yet. Private landlords must meet requirements under Awaab's Law, including timescales for carrying out repairs and making hazards safe. The Renters' Rights Act 2025 extends Awaab's Law to private rented tenancies, but the detail and timescales still need regulations, which are subject to this consultation.
Landlords operating supported exempt accommodation tenancies are left out of the requirement to register their rental properties, including during the rollout period. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords operating supported exempt accommodation tenancies are left out of the property registration requirement, which includes registering unoccupied properties before marketing them. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords of supported exempt accommodation tenancies are left out of the rental property registration scheme, so they have no landlord or property numbers to put in adverts and this advert rule does not reach them. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords operating tenancies that fall within the meaning of supported exempt accommodation do not need to register their rental property, so they do not have to provide the property details required for registration. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords of supported exempt accommodation tenancies do not need to register on the rental property service, so the duty to provide registration information within 28 days does not apply to them. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords operating supported exempt accommodation tenancies are left out of the property registration requirement, so the duty to keep an active registration does not apply to them. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords operating supported exempt accommodation tenancies are left out of the rental property registration requirement, so the HMO single-registration rule does not reach them. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords operating tenancies that count as supported exempt accommodation are left out of the property registration requirement, so they do not need to start registration or meet its requirements. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords operating supported exempt accommodation tenancies are left out of the requirement to register, so the duty to complete the property record after registering does not reach them. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords of supported exempt accommodation tenancies do not need to register on the rental property service, so the per-property registration fee that follows from registering does not reach them. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords operating supported exempt accommodation tenancies are left out of the requirement to register with the rental property service, so the duty to register and pay the service fee does not apply to them. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords operating tenancies that are supported exempt accommodation are left out of the duty to register on the Register your rental property service. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Landlords operating supported exempt accommodation tenancies are left out of the register your rental property service, so the duties and penalties tied to providing information to that service do not reach them. The document says: “You do not need to register if you operate a tenancy that is included in the meaning of supported exempt accommodation set out in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023.”
Law now. Landlords must not knowingly or recklessly provide false or misleading information to the register your rental property service, or commit continuing or repeated breaches of certain requirements relating to the service; doing so can lead to penalties of up to £40,000. From 15 December 2026, tenants can also apply for Rent Repayment Orders for these breaches, but only once the registration period for the area where the property is located has opened.
Law now. Landlords must register themselves and their property on the Register your rental property service. Failing to do so can lead to a penalty of up to £7,000.
Government has decided. Landlords must register their properties and pay the service fee during the regional registration period for those properties. The fee is pro-rated during the roll out and disregards any days before 15 November 2027.
Proposed. The consultation sets out a case for requiring landlords of private rented tenants to investigate and take action to make emergency hazards safe as soon as practicable, and in any event within 24 hours, the same as for social housing. It invites views on the best approach and no decision has been made.
Law now. Where further supplementary works are needed after emergency works to address the underlying cause of the hazard and prevent it recurring, social landlords must follow the same timelines as for significant hazards.
Law now. Social landlords must investigate and take action to make emergency hazards safe as soon as practicable, and in any event within 24 hours. The investigation and the works to make safe can run in parallel. The timescales start when the landlord becomes aware of a potential hazard and has reason to believe it is an emergency.
Government has decided. Private landlords who register a rental property on the Register your rental property service must pay a £65 per property service fee (not subject to VAT) when they register each property, and then annually to keep each property on the service. There is no charge for landlord registration or for updates to landlord or property records.
Good practice. A provider who is the landlord and has registered a rental property through the register your rental property service must ensure the property record is completed within 28 days of registering it, even if they have delegated to their letting or managing agent.
Good practice. Where the provider is the landlord, it must start the property registration itself and is responsible for meeting the registration requirements. Once it has the property registration number and the property is occupied, it can ask a letting or property manager to provide tenancy and health and safety information.
Good practice. A landlord renting out a property with an HMO licence should make one registration for the whole property. Individual rooms do not need to be registered separately.
Law, not started yet. A rented property must have an active property registration. A deactivated registration, for example because outstanding information was not provided, may put the landlord in breach of this requirement.
Law, not started yet. When registering a rental property, the landlord will be asked to provide further information about it, including evidence of a gas safety certificate (if the property has a gas supply), evidence of an electrical safety certificate, evidence of an Energy Performance Certificate, tenancy information including rent, and any licences such as an HMO licence. This can be given with the property details or within 28 days of submitting the registration; if outstanding information is not provided within 28 days, the property registration may be deactivated.
Law now. To register a property, the landlord must provide property details, a correspondence address in England or Wales, and contact details for any managing agents, superior landlords and freeholders. They can then pay the registration fee and receive a property registration number.
Good practice. In domestic abuse safe accommodation services, victims should have access to resettlement and follow-up services with exit strategies tailored to individual need. This should include access to ongoing specialist support in the community as part of resettlement, including through partnerships and appropriate referral pathways.
Good practice. In domestic abuse safe accommodation services, victims are encouraged to identify goals and to access education, training and employment, to maximise their stability and independence.
Good practice. Providers of domestic abuse safe accommodation support victims to take charge of decision-making processes in their own lives.
Government has decided. Once the requirement comes into force, all property advertisements must include the landlord number and the rental property number. Until then, including them is optional.
Government has decided. In future, landlords will be required to register unoccupied properties before marketing or advertising them.
Government has decided. During the rollout (15 December 2026 to 14 November 2027), landlords must register properties that are currently let or that become let during this period.
Proposed. It is proposed that Awaab's Law be extended to private rented tenancies, so that private rented sector landlords must follow set timescales and processes when meeting their existing repair obligations for hazards. It is not expected to create new repair duties beyond those landlords already have under current law.
Government has decided. The government has set out plans to apply a new Decent Homes Standard to private and social rented homes in England from 2035, so landlords of those homes will need to meet it. For privately rented homes, the Renters' Rights Act 2025 enables regulations setting the requirements and gives local authorities enforcement powers where properties fail to meet them.
Law now. Landlords of privately rented homes must take reasonably practicable steps to keep their properties free of category 1 hazards. Under the Renters' Rights Act 2025, local authorities can issue financial penalties of up to £7,000 where they fail to do so.
Law now. Private rented sector landlords must carry out repairs within a reasonable period of time once they have been notified of the problem. Current law sets no specific timescale, and what is reasonable depends on the facts of the individual case.
Law now. Landlords must make sure that homes are fit for human habitation under section 9A of the Landlord and Tenant Act 1985, inserted by the Homes (Fitness for Human Habitation) Act 2018.
Law now. Landlords must make repairs to electrical wiring, gas pipes and boilers, heating and hot water, sinks, baths, toilets, pipes and drains, and the structure and exterior of the property.
Proposed. Under the draft regulations, providers of certain categories of supported housing may apply for an exemption from licensing. The categories are: some low-cost older people's provision; local authority owned provision; domestic abuse refuges commissioned by local authorities; certain criminal justice accommodation commissioned by the Ministry of Justice; specific provision for younger people that is commissioned by local authorities and where Ofsted regulates some of the bedspaces; and almshouses.
Proposed. Supported housing in England that meets the definition in Section 12 of the Supported Housing (Regulatory Oversight) Act 2023 would fall within the licensing regime under the draft regulations.
Proposed. For some changes to licence holders or licences, an application must be approved before the change takes place. For other changes, the licensing authority must be notified.
Proposed. To be exempt from licensing, the supported housing must be low-cost rental housing provided by a registered social housing provider. It must be offered only alongside care and/or support. It must be available only to people identified as needing that care and/or support. It must also be either designed or adapted to help people with care or support needs live independently, or specifically designated for people with particular care or support needs.
Proposed. Under the proposals, supported housing provided or commissioned by the Ministry of Justice would be exempt from the licensing regime where it offers short-term or time-limited accommodation and is for people who have been charged with or convicted of an offence.
Proposed. Under the proposals, supported housing would be exempt from licensing where it is for people aged 25 or under, is commissioned by a local authority, and at least one sleeping space is classed as Ofsted regulated supported accommodation (as defined in care standards legislation).
Proposed. If the nominated individual dies, the licence holder must notify the local authority within 14 days.
Our best guess (p=0.70). The Supported Housing Advisory Panel advises that providers should be expected to prepare for additional record-keeping, evidence gathering against standards, licensing applications and renewals, compliance, monitoring and reporting, and inspection readiness.
Our best guess. Housing providers reviewing their rent and service charges, for example to recover licensing costs ahead of April 2027 increases, will need to give residents at least four weeks' notice of changes, and these charges can only be changed annually.
Proposed. A fee will be attached to a significant licence change, for which the licence holder must submit a variation application. The licensing authority may request further information if required.
Proposed. Under the proposed regulations, for an individual licence holder, each partner (other than the nominated individual) and each involved director (other than the nominated individual), full and satisfactory information must be available on: proof of identity with a recent photograph; two written references, including one from the most recent employer if any; where they previously worked with children or vulnerable adults, verification so far as reasonably practicable of why that work ended; documentary evidence of qualifications they consider relevant; and a full written employment history with a satisfactory explanation of any gaps. Where applicable, this also includes a criminal record certificate (section 113A Police Act 1997) and, where the housing includes or is to include services for a vulnerable person, an enhanced criminal record certificate (section 113B).
Proposed. An organisation or partnership applying for a licence must include the name and address of a nominated individual who satisfies the requirements of regulation 15.
Proposed. Under the draft regulations, a supported housing licence will be granted only if the licensing authority is satisfied that the person who is to manage the supported housing (the service manager) is the person having control of the housing, or an agent or employee of that person. The applicant must therefore propose a service manager who meets this test.
Proposed. Under the draft regulations, an organisation is a fit and proper person to hold a supported housing licence only if (a) each director involved in carrying on its supported housing undertaking, other than a director who is the nominated individual, is of integrity and good character, has none of the Schedule 2 grounds of unfitness applying to them, and has full and satisfactory information available about them, and (b) the organisation has provided to the relevant licensing authority the name and address of a nominated individual who meets the requirements of regulation 15.
Proposed. The applicant must apply in writing, signed by the applicant, to the licensing authority for the district where the supported housing is or will be, with any application fee the authority requires; only an application meeting all these requirements is valid. It must include: the name, address, telephone number and email address of the applicant, the proposed licence holder, the proposed service manager and (if the licence holder is a partnership or organisation) the proposed nominated individual; the addresses of the supported housing; the types of supported housing; the number and type of dwellings; details of any HMO etc licences, including their expiry dates; if care is to be provided, details of the care provider, including confirmation of its registration under Part 1 of the Health and Social Care Act 2008; details of any banning order against the proposed licence holder, service manager or nominated individual; a statement that the applicant is aware of the offences in sections 2 and 3 of the Fraud Act 2006 and that the information is complete and correct; and the date of the application.
Proposed. For a supported housing licence to be granted, the licensing authority must be satisfied that the supported housing meets any of the standards in the Housing Standard which apply to it at the time the application is determined (draft proposal).
Law now. Where a social landlord (such as a local authority or housing association) is considering a residential possession claim and is aware that the tenant is particularly vulnerable, it should consider at an early stage whether the tenant has the mental capacity to defend possession proceedings (and the extent to which CPR 21 applies) and whether any issues arise under the Equality Act 2010. A local authority landlord should also consider whether there is a need for a community care assessment in accordance with the Care Act 2014.
Law now. Where a social landlord (such as a local authority or housing association) is considering a residential possession claim covered by this protocol and is aware that the tenant has difficulty reading or understanding information given, it should take reasonable steps to ensure the tenant understands any information given. It should be able to demonstrate that reasonable steps have been taken to ensure the information has been appropriately communicated in ways the tenant can understand.
Law now. Social landlords (such as local authorities and housing associations) bringing residential possession claims should also comply with guidance issued from time to time by the Regulator of Social Housing, the Ministry for Housing, Communities and Local Government and, in Wales, the Welsh Ministers.
Law now. Registered landlords, including local authorities, must meet the outcomes of the consumer standards for the social housing they provide in England and Wales and for the tenants living in those homes. The Tenancy Standard does not apply to intermediate rent homes or to low-cost home ownership not yet staircased to 100%.
Law now. Where the provider is a social landlord (such as a housing association) and a tenant is in rent arrears, the landlord should, after serving a statutory notice but before issuing possession proceedings, make reasonable attempts to contact the tenant. It should use that contact to discuss the amount of the arrears, the cause of the arrears, repayment of the arrears, and the housing benefit or universal credit (housing element) position.
Law now. Where the provider is a social landlord (such as a housing association) and a tenant in rent arrears complies with an agreement to pay the current rent and a reasonable amount towards the arrears, the landlord should agree to postpone issuing possession proceedings for so long as the tenant keeps to that agreement.
Law now. Where the provider is a social landlord (such as a housing association) and a tenant in rent arrears has agreed to pay the current rent and a reasonable amount towards the arrears, if the tenant stops complying with that agreement, the landlord should warn the tenant of the intention to bring possession proceedings and give the tenant clear time limits within which to comply again and avoid proceedings.
Law now. Where a social landlord (for example a housing association) is seeking possession because of rent arrears, after serving a statutory notice but before issuing court proceedings, the landlord should send the tenant a copy of the Pre-Action Protocol for Possession Claims by Social Landlords.
Proposed. When making a variation application for a significant change, the licence holder must apply to the licensing authority in writing, signed by the applicant. The application must include: the applicant's name, address, telephone number and email address; details of the licence; a description of the proposed change; for a change of licence holder, the proposed holder's name, address, telephone number and email address; for a change of licence holder or service manager, details of any banning order against the new person; for a change in unit numbers, details of the units being added or removed; a statement that the applicant is aware of the offences in sections 2 and 3 of the Fraud Act 2006 and that the information is complete and correct; and the date. To be valid, it must also be accompanied by any application fee the licensing authority requires.
Proposed. The draft regulations provide for improvement notices with compliance deadlines. A licence holder served with one is expected to make the required improvements by the stated deadline.
Law now. Where a social landlord (such as a housing association) seeks possession in a case where, if it proves its case, the court must in principle grant possession and s.89(1) Housing Act 1980 applies, it should first write to the occupants before issuing the claim. The letter should explain why it currently intends to seek possession and require the occupants to tell it in writing, within a specified time, of any personal circumstances or other matters they wish to have taken into account. In appropriate cases, this letter could accompany any notice to quit or notice seeking possession.
Law now. Where a social landlord (such as a housing association) intends to bring a possession claim in which the court must, in principle, grant possession if the landlord proves its case, and s.89(1) Housing Act 1980 applies, it should, before issuing the claim, consider any representations received from the occupants. If it decides to proceed with the claim, it should give brief written reasons for doing so.
Proposed. A person assessed under the fit and proper person requirement is unfit if any Schedule 2 ground applies. The grounds are insolvency-related status (bankruptcy, sequestration, bankruptcy restrictions orders, debt relief order moratorium, unreleased creditor arrangements), a conviction for an offence under the Regulations, a banning order, or inclusion on the children's or adults' barred list (or an equivalent list in Scotland or Northern Ireland).
Proposed. Under the panel's proposed Housing Benefit reform, eligible charitable and not-for-profit supported housing providers would have to demonstrate compliance with the required regulatory and assurance standards to access subsidy arrangements equivalent to those for Registered Providers. This is advice to ministers and has not been confirmed as policy.
Proposed. The licence holder must apply for approval before making certain changes to the licence, including changing the licence holder, changing company directors, partners or those in control of an organisation, adding or removing partners in a partnership, changing or appointing a nominated individual, and appointing a new service manager.
Proposed. Licensees must continue to comply with the mandatory licence conditions set out in Schedule 3 of the statutory instrument.
Proposed. The licence holder must pay any annual licence fee within 14 days of being notified that a licence has been granted.
Law now. Where the provider is a social landlord (such as a housing association) and the tenant has fallen into rent arrears, before starting possession proceedings, the landlord should offer to assist the tenant with any claim the tenant may have for housing benefit, discretionary housing payments or universal credit (housing element).
Law now. Courts take the view that litigation should be a last resort and that a social landlord should not issue a possession claim prematurely while a settlement is still actively being explored.
Law now. Before bringing a possession claim, the landlord should consider whether the issues with the tenant can be resolved by discussion and negotiation without going to court. The court may require the landlord to provide evidence that alternative means of resolving the dispute were considered.
Law now. Before litigation, the landlord and tenant should consider whether the issues can be resolved by discussion and negotiation.
Law now. If the tenant stops complying with the payment agreement, the landlord should warn the tenant of its intention to restore the proceedings and give clear time limits within which to comply again and avoid restoration.
Law now. If the tenant keeps to an agreement made after proceedings were issued to pay current rent and a reasonable amount towards arrears, the landlord should agree to adjourn the proceedings for as long as the tenant complies.
Law now. The landlord should tell the tenant the date and time of any court hearing, provide an up-to-date rent statement and the terms of the order to be applied for, advise the tenant to attend because their home is at risk, and keep records of that advice.
Law now. Not later than ten days before the possession hearing, the landlord should give the tenant up-to-date rent statements and tell the tenant what it knows about their housing benefit or universal credit (housing element) position.
Law now. Advise the tenant to seek assistance as soon as possible from citizens advice bureaux, debt advice agencies or other appropriate agencies, as rent arrears may be part of a general debt problem.
Law now. Make every effort to establish effective ongoing liaison with housing benefit departments and the DWP. With the tenant's consent, make direct contact with the relevant housing benefit department or DWP office before taking enforcement action.
Law now. As a social landlord, you should not start possession proceedings for rent arrears against a tenant who can show three things: the local authority or DWP has been given all the evidence needed to process a housing benefit or universal credit (housing element) claim; there is a reasonable expectation of eligibility for housing benefit or universal credit (housing element); and the tenant has paid other sums due that housing benefit or universal credit (housing element) does not cover.
Law now. If the tenant meets the appropriate criteria, apply for arrears to be paid by the DWP through deductions from the tenant's benefit.
Law now. Where a tenant has fallen into rent arrears, the social landlord should give the tenant quarterly rent statements in a comprehensible format showing rent due and sums received for the past 13 weeks. On request, the landlord should also give the tenant copies of rent statements in a comprehensible format from the date the arrears first arose, showing all rent due, the dates and amounts of all payments (whether through housing benefit, discretionary housing payments or directly by the tenant) and a running total of the arrears.
Law now. Where a tenant is in rent arrears, the social landlord should try to agree with the tenant affordable sums to pay towards the arrears, based on the tenant's income and expenditure where that information has been supplied in response to the landlord's enquiries. The landlord should clearly set out, in pre-action correspondence, any time limits the tenant should comply with.
Law now. Where the provider is a social landlord and the tenant falls into arrears, the landlord should contact the tenant as soon as reasonably possible to discuss the cause of the arrears, the tenant's financial circumstances, the tenant's entitlement to benefits and repayment of the arrears. Where contact is by letter, the landlord should write separately to each named tenant.
Law now. Where a social landlord brings a possession claim in which the court must, in principle, grant possession if the landlord proves its case and s.89(1) Housing Act 1980 applies, it should attach to the schedule filed with its claim form or witness statement copies of any relevant documents it wishes the court to consider on the proportionality of its decision to bring the proceedings.
Law now. In possession claims where the court must in principle grant possession if the landlord proves its case and s.89(1) Housing Act 1980 applies, a social landlord should include with its claim form, or in any witness statement filed under CPR 55.8(3), a schedule. The schedule should state whether it invited the defendant (by a statutory review procedure or otherwise) to make representations before issuing proceedings, if representations were made whether and how they were considered and with what outcome, and brief reasons for bringing proceedings.
Good practice. When deciding whether a role is eligible for a Standard or Enhanced DBS check, consider who the role interacts with, where the work takes place, what activities are performed and how often. A comprehensive job description helps with this assessment.
Good practice. Registered providers who are unsure whether any of their homes is social housing should seek their own advice.
Good practice. Bidders for Social and Affordable Homes Programme funding are expected to demonstrate how their schemes contribute to the national strategic priority for specialist and supported housing.
Proposed. The licence holder must not change the type or purpose of the supported housing covered by the licence without approval.
Proposed. A nominated individual must always be in place and must continue to meet the required standards.
Proposed. The licence holder must ensure the service manager has the right skills, experience and capacity to manage the supported housing.
Proposed. Any service manager named on the licence may only be changed with approval from the local authority.
Proposed. If a licence holder agrees to carry out the improvements set out in a warning notice, they must notify the licensing authority. They are then expected to complete the improvements within the deadline in the notice. The draft text says the deadline can be up to three months.
Proposed. A provider must not rely on an exemption that no longer applies. Doing so would be a new offence under the draft regulations.
Proposed. A licence holder must not operate outside the scope of its licence. Doing so would be a new offence under the draft regulations.
Proposed. A licence holder must comply with the conditions of its licence. Breaching them would be a new offence under the draft regulations.
Proposed. Under the draft regulations, a provider must not operate supported housing without a licence where one is required; doing so would be an offence. It would be a defence if a valid licence application or exemption application is awaiting a decision from the licensing authority.
Proposed. Where a company commits a licensing offence, its directors, managers or similar officers can be personally liable if they were involved or negligent.
Proposed. A licence holder who receives an improvement notice must complete the required improvements by the final deadline set in the notice (up to three months). Failure to comply can lead to a fine of up to £40,000. The notice also warns of possible licence revocation and/or financial penalties.
Proposed. The applicant may be required by notice to give the licensing authority any information it reasonably requires to determine the application.
Proposed. Applicants for a supported housing licence or a variation must pay the application fee before the application is determined.
Proposed. Under the draft regulations, a relevant person (the licence applicant or a person with an interest in the supported housing) may appeal certain key licensing authority decisions to the First-tier Tribunal, and appeals should be made within 28 days of the decision being made. This is a proposal in draft regulations, not yet law.
Proposed. The nominated individual must satisfy the requirements in regulation 14(4)(a) to (c) and (e) to (g).
Proposed. The nominated individual, who acts as the single point of contact for the licensing authority, must be a director of the organisation or a partner of the partnership carrying on the supported housing undertaking.
Proposed. The nominated individual must have the capacity, appropriate experience and skills to represent the organisation or partnership in its dealings with the licensing authority, having regard to the categories of supported housing provided.
Proposed. The nominated individual must undertake, from time to time, appropriate training to ensure they have the experience and skills necessary to represent the organisation or partnership in dealings with the licensing authority.
Proposed. Supported housing is exempt if it is low cost rental accommodation (as defined in section 69 of the Housing and Regeneration Act 2008) for people aged 55 or over, provided by a registered provider of social housing, made available only together with care and support, and made available only to households including a person identified as needing that support. It must also be designed, structurally altered or refurbished to enable residents with support needs to live independently, or be designated as available only to individuals within an identified group with specific support needs, or both.
Proposed. The application must include a declaration confirming the accuracy of the information and be accompanied by the application fee.
Proposed. The licence application should include information about the applicant and proposed licence holder, the service manager and (where relevant) a nominated individual, the supported housing accommodation (address, type, number of units), any existing property licences, any care provision and the provider, and relevant licensee enforcement history, including banning orders.
Proposed. Applications for a supported housing licence must be made in writing and signed, including by electronic signature. An application is only treated as valid where the application requirements are met.
Proposed. Those whose supported housing falls within an exemption category must still apply to the licensing authority for an exemption in order to continue operating. The application must contain information relating to the exemption, and the authority may ask for more.
Proposed. Where a local authority suspects a breach of licence conditions and issues an information notice, the licence holder must provide the relevant information the notice requires.
Proposed. Where a change application includes a change to the licensee or the board of an organisation, the fit and proper person requirements must be met.
Proposed. The licence holder must notify the licensing authority of a significant change before making it, by submitting a variation application. Examples include a change of licence holder, key personnel, ownership, governance or control, additional addresses, or a change of more than 5 units in the size of a scheme. The change cannot take effect until the variation is granted.
Proposed. The notification must describe the change and explain why it has been made, including relevant details. Licensing authorities can request further information if required.
Proposed. Where a lower-risk notifiable change is made, it can take place immediately, but the licensing authority must be told about it after the change has taken place, as soon as is reasonably possible.
Proposed. Under the draft regulations, licensees must obtain the licensing authority's approval in advance, through a variation to the licence, before making significant changes.
Proposed. Under the draft regulations, licensees must report notifiable changes to their organisation, management arrangements or supported housing to the licensing authority once a licence has been granted.
Proposed. The licensee must be the most appropriate person to hold the licence.
Proposed. The licensee must be, and must continue to be, a fit and proper person in line with the test set out in the regulations.
Proposed. Organisations or partnerships must give the name and address of the nominated individual. They must also confirm that the nominated individual is a director or partner and has the skills, experience and capacity to act as the main contact.
Proposed. The licence holder must provide evidence of relevant qualifications where applicable, and information showing their integrity, character and fitness where relevant. If requested, they must also confirm why previous roles working with children or vulnerable adults ended.
Proposed. As part of a licence application, the licence holder must provide the licensing authority with the information it needs to decide the fit and proper person test.
Proposed. Additional checks apply where services are provided to vulnerable people, including enhanced criminal record requirements.
Proposed. Organisations and partnerships must appoint a nominated individual as the main contact for the licensing authority. This person must be suitably experienced and capable and meet the same requirements as a licensee.
Proposed. Licensees must provide full and satisfactory background information to enable the fit and proper person assessment.
Proposed. Under the draft regulations, in all cases licensees must be of good character and integrity, be capable of running supported housing, be financially sound, have no history of serious misconduct or mismanagement in supported housing, and not meet any of the specified grounds for being unfit (especially important where working with vulnerable people). They must also provide full and satisfactory background information.
Proposed. Supported housing of a type listed in Schedule 1 as exempt from licensing must still apply to the licensing authority for an exemption. The exemption only takes effect once the licensing authority approves it.
Proposed. After the six-month preparation period and the three-month transition period in a designated supported housing licensing district, operating without a licence becomes an offence. Providers must therefore hold a licence by the end of the transition period.
Proposed. An existing provider that has received a deficiency notice during the transition period must make the improvements the notice requires. It must then submit evidence that they have been made, so the licensing authority can move on to assessing the licence application.
Proposed. The licence holder must ensure the supported housing meets the National Supported Housing Standards (NSHS). Commissioned services are not required to meet this condition but must be commissioned in line with the NSHS.
Proposed. For a supported housing licence to be granted, the licensing authority must be satisfied that the service manager has the character, capacity, appropriate experience and skills to carry on a supported housing undertaking. In judging this, it has regard to the number of premises used as supported housing by the undertaking, the category or categories of supported housing it provides, and the geographical scope of those premises.
Proposed. Under the proposed fit and proper person test, where the supported housing includes or is proposed to include services for a vulnerable person, full and satisfactory information must be available, including an enhanced criminal record certificate issued under section 113B of the Police Act 1997. This applies to an individual licence holder, each partner (other than the nominated individual) and each director involved in carrying on the undertaking (other than the nominated individual).
Proposed. A person having control of, or managing, supported housing of a type listed in Schedule 1 who chooses to apply for an exemption must apply in writing, signed by the applicant, to the licensing authority for the district where the housing is, or is to be, located. The application must include the applicant's name, address, telephone number and email address, the address and type of the supported housing, a statement confirming awareness of the offences in sections 2 and 3 of the Fraud Act 2006 and that the information is complete and correct, and the date of the application.
Proposed. The licence holder, and where relevant directors or partners, must continue to meet the fit and proper person requirements at all times while the licence is held.
Proposed. A person having control of, or managing, supported housing in a designated district would be required to hold a supported housing licence for that housing.
Proposed. Once an exemption ends, the supported housing licensee would need to apply for a supported housing licence as soon as the exemption ends.
Proposed. A licensee must notify the licensing authority if it considers that the accommodation may no longer fall within an exemption. The authority could then confirm that the exemption has ended.
Proposed. The licensee must apply to the licensing authority for the area where the supported housing is located. The application must include details about the licensee and the accommodation covered, and confirm that the information given is accurate. The authority may ask for more detailed information.
Proposed. A fee is associated with an application to vary a licence, so a licence holder applying to vary a licence would pay it. The text does not state the amount or the timing.
Proposed. Once the licence is granted, the licence holder must pay the annual fee to hold the licence to the licensing authority.
Proposed. An applicant must pay the application fee to the licensing authority when applying for a licence. Licensing authorities set their own fee levels.
Proposed. Any other type of support or supervision provided, other than personal care, must meet the National Supported Housing Standards.
Proposed. Where personal care is provided to residents, it must be delivered by a registered care provider.
Proposed. Needs assessments must be carried out by someone appropriately skilled and must meet the National Supported Housing Standards. This is a draft licence condition under consultation.
Proposed. Each resident must have their needs assessed on moving in or within 4 weeks of moving in. This is a draft licence condition under consultation.
Proposed. The licence holder must ensure the housing is accessible for the people living there, and that there are no serious health and safety hazards.
Proposed. The licence holder must ensure the housing is safe, well maintained, and kept clean, including shared areas.
Proposed. The licence holder must ensure the housing meets the relevant accommodation standards.
Proposed. A change of licence holder can only be made through a formal application to the local authority. The licence is granted to a specific person or organisation and cannot be transferred to someone else.
Proposed. Licensees must meet the rules and conditions set out in Schedule 3, and continue to meet them, to be granted a supported housing licence.
Proposed. Under the draft regulations, a person would not be considered fit to hold a supported housing licence if they have been convicted of an offence under these regulations, are the subject of a banning order under the Housing and Planning Act 2016, or are barred from working with vulnerable groups (including being on the children's barred list or the adults' barred list).
Proposed. Under the draft regulations, a person would not be considered fit to hold a supported housing licence if any of the following apply: they are currently bankrupt or going through formal insolvency processes and have not yet been discharged; they are subject to bankruptcy restrictions or similar legal restrictions relating to past insolvency; they are currently in a debt relief process, such as a debt relief order; or they have entered into formal arrangements with creditors and have not yet completed those arrangements.
Good practice. The advisory panel's view is that most providers should be developing internal implementation plans for licensing. These should cover gap analysis against proposed standards, compliance and governance frameworks, digital record management improvements, staff training on licensing requirements, budgeting for licensing fees and compliance costs, and engagement with their local authorities as those authorities develop supported housing strategies.
Proposed. Support providers should deliver support that is structured and intentional, person-centred and trauma informed, based on assessed needs and outcomes, consistent despite staff changes, focused on independence, wellbeing, recovery and empowerment, and evidenced and measurable. The Panel advises that the National Supported Housing Standards should specify this.
Proposed. Under the draft regulations, a person who controls or manages supported housing in a district designated for licensing would be required to hold a supported housing licence.
Proposed. A person must not obstruct a person authorised by a licensing authority in carrying out what the Regulations require or authorise them to do, including entry and survey of premises. Obstruction is an offence.
Proposed. A person must not supply information to a licensing authority in connection with its functions under the Regulations that is false or misleading in a material respect, knowingly or recklessly.
Proposed. A person relying on a supported housing exemption must hold a supported housing licence if the housing is no longer of a type mentioned in Schedule 1. Otherwise they commit an offence.
Proposed. A licence holder must comply with all conditions imposed on their licence. Failure is an offence.
Proposed. A licence holder must not control or manage supported housing of a type not specified in their licence. Doing so is an offence.
Proposed. A person who is required to hold a licence under regulation 8 must hold one. Operating without a required licence is an offence.
Proposed. A licence holder must make the improvement required by an improvement notice by the final date, which is no later than three months after the date of the notice. Failure may lead to a financial penalty of up to £40,000 and revocation of the licence.
Proposed. A licence holder who agrees to make the improvement set out in a warning notice must notify the licensing authority that they agree.
Proposed. Where the licensing authority suspects a breach of a licence condition, the licence holder must provide any information the authority considers relevant when given an information notice.
Proposed. Under the draft regulations, a licence holder must produce, at the time and place stated, any document in their custody or control that a licensing authority's notice specifies or describes, or that falls within a category the notice specifies or describes. This includes producing a legible copy of information recorded in other forms, but not documents protected by legal professional privilege. Failing to do anything a notice requires is an offence.
Proposed. Holders of supported housing licences must pay the annual fee each year. Payment is a condition of the licence.
Proposed. If the person having control of or managing exempt supported housing considers it may no longer be an exempt type under Schedule 1, they must apply to the licensing authority for confirmation (an exemption cessation application).
Proposed. Where a body corporate commits an offence under regulation 26 in the circumstances set out in paragraph (8) of that regulation (the triggering words are not included in the text provided), a director, manager, secretary or similar officer of it, or a person purporting to act as one, also commits the offence and can be prosecuted and punished. If the body corporate is managed by its members, this applies to a member's management acts and defaults as if the member were a director.
Proposed. A relevant person who wants to appeal a licensing authority decision under regulation 32 must make the appeal within 28 days, counted from the decision date specified in the notice. The Tribunal may allow a late appeal if there is a good reason for the delay.
Proposed. A variation application must be accompanied by any application fee required by the licensing authority.
Proposed. If the licensing authority gives notice requiring further information about a notified change, the licence holder must provide it within 10 days of receiving the notice.
Proposed. A notification of a notifiable change must be in writing and signed by the licence holder. It must describe the change and give the reasons for it. It must give the required details of the supported housing, care provider and new nominated individual where relevant. It must include a Fraud Act 2006 awareness and accuracy statement.
Proposed. Where a change is a significant change, the licence holder must apply to the licensing authority for a variation of the supported housing licence. The significant change must not be carried out until the variation application is approved.
Proposed. Where a change listed in regulation 18(1) is a notifiable change, the licence holder must notify the licensing authority as soon as reasonably practicable, in accordance with regulation 19 (in writing, signed by the licence holder, with the required contents). Notifiable changes are a change of nominated individual, a change taking supported housing outside the licensed type, a change of 5 or fewer units, or any other change that is not a significant change. A notifiable change may be carried out before the notification is given.
Proposed. For supported housing that is not regulated housing, the licence holder must ensure no enforcement action is taken in relation to a category 1 hazard.
Proposed. The licence holder must ensure the supported housing meets any Housing Standard and applicable national standards published under section 3 of the Supported Housing (Regulatory Oversight) Act 2023. This does not apply to housing commissioned by a licensing authority.
Proposed. The licence holder, the service manager specified in the licence, and the nature or type of supported housing may only be changed through a variation application under regulation 20, and a new service manager may only be appointed following such an application. If the licence holder is an organisation, its directors, partners or other persons who control it may only be changed following a variation application under regulation 20.
Proposed. A licence holder that is an organisation or partnership must ensure there is always a nominated individual who satisfies the requirements of regulation 15, subject to paragraph 10.
Proposed. For so long as the service manager remains in position, the licence holder must be satisfied that the service manager has the character, capacity, appropriate experience and skills to carry on a supported housing undertaking. In judging this, the licence holder must have regard to the number of premises the undertaking uses as supported housing, the category or categories of supported housing it provides, and the geographical scope of those premises.
Proposed. Where the licence holder is an organisation, each director or partner must at all times satisfy the requirements of regulation 14 that apply to them.
Proposed. The licence holder must at all times satisfy the requirements of regulation 14.
Proposed. The licence holder must pay any annual fee applicable to the licence within 14 days of receiving notice of the fee.
Proposed. Where support or supervision is provided by a person not registered under Part 1 of the Health and Social Care Act 2008, the licence holder must ensure it meets any applicable national standards under section 3 of the 2023 Act.
Proposed. If the supported housing includes the provision of care, the licence holder must ensure the care provider is registered under Part 1 of the Health and Social Care Act 2008.
Proposed. The licence holder must ensure that the assessment of each resident's needs (required within 4 weeks of them starting to live in the housing) is conducted by a suitable skilled person. The assessment must follow any national standards on such assessments that are published, and not withdrawn, under section 3 of the Supported Housing (Regulatory Oversight) Act 2023 at the time the assessment takes place.
Proposed. The licence holder must ensure an assessment of each resident's needs is carried out no later than 4 weeks after the person starts living in the housing.
Proposed. The licence holder must ensure the supported housing is safe, well maintained (including regular cleaning of communal areas) and accessible for its intended residents.
Proposed. An existing provider that receives a deficiency notice on its valid supported housing licence application must, on completing the improvements set out in the notice, give notice to the licensing authority with evidence of the improvements made. The notice sets a date, no more than three months after the notice, by which the improvements must be carried out, and the authority must refuse the application if they are not.
Proposed. An existing provider that has completed the improvements set out in a deficiency notice must give the licensing authority notice with evidence of the improvements made. The authority then determines the supported housing licence application.
Complaints policies for registered providers keep to the Housing Ombudsman Complaint Handling Code: 5 working days to acknowledge and 10 to respond at stage 1. Data protection complaints are acknowledged within 30 days, as the Data (Use and Access) Act 2025 requires, and the regulator is named the Information Commission (ICO). The risk assessment cites the Smoke and Carbon Monoxide Alarm (England) Regulations 2015, as amended in 2022. The local strategy cross-reference says council strategies are planned for 31 March 2027; the regulations setting that date are not yet made.
Law that has been made but has not yet started now counts as law in force from its commencement date, and the rules watch shows when each one starts. A forecast start date never makes a rule count as law.
SOP-1 no longer scores whether a statement of purpose leaves out its address: the government removed that requirement, and leaving it out stays our advice for refuges. The Local Need criteria (LCL-1 to LCL-4) apply to new schemes only, as the government response sets out. PCS-1 counts a needs assessment completed before move-in or within four weeks of it.
Pre-eviction protocol, safeguarding, complaints, data protection and retention, anti-social behaviour, recruitment and DBS, visitors, whistleblowing and lone working, referral management, repairs reporting and risk assessment now name the law each part rests on (among them the Protection from Eviction Act 1977, the Housing Act 1988 as amended, the Mental Capacity Act 2005 and the Awaab's Law regulations of 2025). Absolute promises became "all reasonable steps", and damp and mould are treated as a possible hazard, never a routine repair. Documents already adopted keep their own wording until they are adopted again.