The rising tide of regulation for housing associations

Housing associations are contending with a fast moving and increasingly demanding regulatory landscape, on top of the operational and financial pressures already facing the sector.

Each new regulatory change consumes time, attention and funds, resources that are already under great strain. Boards are therefore having to make difficult decisions about priorities; however, compliance is not an area where action can be deferred.

Below is a snapshot of some of the key recent regulatory developments:

The Economic Crime and Transparency Act

Now in effect, the Economic Crime and Transparency Act introduces a new corporate criminal offence of failure to prevent fraud. This requires housing associations that fall within its criteria to have reasonable fraud prevention measures in place (including policies and training), and is featuring increasingly in financial covenants. It also requires housing associations which have companies within its group to comply with the new mandatory identification verification requirements.

Decent Homes Standard

Following consultation, the government has published a policy statement setting out the reformed Decent Homes Standard. While formal enforcement is planned from 2035, the lead‑in period reflects the scale of required investment rather than reduced urgency. Early planning will be critical, especially given that the House of Commons’ parliamentary committee on housing has stated that it does not think that housing associations will have the funds to meet the requirements.

The Social Tenants Access to Information Regulations (STAIRS)

STAIRS codifies landlords’ duties to provide tenants with information about services and operations and will be introduced in two stages, the first coming into force this October. Even where organisations already share information, many will need to formalise policies, processes, governance routes and IT solutions, alongside training and resourcing for ongoing requests and reporting.

Competence and Conduct Standard

The new Competence and Conduct Standard is due to come into force in October 2026, and will be introduced by making changes to the Transparency, Influence and Accountability Standard. Housing associations will need systems to ensure relevant staff (and, where applicable, contractors delivering housing management services) have the right skills, knowledge and experience which should be supported by a written policy and code of conduct.

Awaab’s Law

Now in effect, Awaab’s Law is already creating operational pressure for housing associations, particularly around damp and mould in tenants’ homes. The challenge is set to intensify as the regime expands in 2026 and 2027 to encompass a range of hazards under the housing health and safety rating system (HHSRS), requiring housing associations to ensure they have robust inspection regimes, prioritisation, record‑keeping and delivery capacity.

Consumer standards

The revised consumer standards are still bedding in. While many providers have achieved C1/C2 gradings, maintaining compliance requires ongoing assurance, performance monitoring, tenant engagement and service improvement, often drawing capacity from other strategic work.

The expression ‘buried beneath a mountain of regulations’ has never seemed more real and boards will need to have clear planning in place along with strong oversight.