Delivering affordable housing across the UK requires an understanding of how regulatory expectations vary between nations. While the shared objective remains the provision of safe, good-quality homes, the systems governing social housing in England and Scotland differ in structure, emphasis, and enforcement.
This overview sets out the key differences between the Regulator of Social Housing (RSH) in England and the Scottish Housing Regulator (SHR), including the most recent updates to their respective frameworks.
Aims and Focus
Regulator of Social Housing (England)
The RSH exists to regulate the governance, financial viability, and overall performance of registered providers of social housing in England. Its historical focus has been economic regulation – ensuring that providers can deliver homes sustainably and manage public investment effectively. Recent changes now place greater weight on consumer regulation, with new standards in place from April 2024.
Scottish Housing Regulator
The SHR regulates all social landlords in Scotland with a focus on tenant and service-user outcomes. It aims to ensure that housing services are delivered to a high standard, and that tenants’ rights are protected. The Scottish model places greater emphasis on transparency, tenant engagement, and performance reporting.
Who is Regulated?
• In England, the RSH regulates all private registered providers, including both not-for-profit and for-profit organisations. Local authorities are now subject to the RSH’s updated consumer standards, but not the same economic regulation regime.
• In Scotland, the SHR regulates all social landlords – including local authorities and housing associations – within a unified national framework.
Updated Standards and Regulatory Tools
England – Recent Changes (from April 2024)
Following the Social Housing (Regulation) Act 2023, the RSH introduced a new set of Consumer Standards designed to place tenant experience at the heart of regulation:
• Safety and Quality Standard: Homes must be safe and meet the Decent Homes Standard.
• Transparency, Influence and Accountability Standard: Tenants should be able to influence decisions and receive clear information.
• Neighbourhood and Community Standard: Landlords must collaborate to maintain safe and clean neighbourhoods.
• Tenancy Standard: Sets expectations for allocations, tenancy types and rights.
These sit alongside existing Economic Standards, covering governance, financial viability, value for money, and rent.
Also in place:
• Tenant Satisfaction Measures (TSMs): Introduced in 2023, landlords must report on 22 standard performance metrics relating to repairs, safety, communication, and complaint handling.
• ‘Awaab’s Law’: Following the death of Awaab Ishak, new legal duties will require landlords to respond to hazards like damp and mould within set timeframes (details subject to secondary legislation).
• Competence and Conduct Standard (due in 2025): Will require providers to ensure staff are properly trained, qualified, and professional in delivering housing services.
Scotland – Recent Changes (from April 2024)
The SHR’s Revised Regulatory Framework became effective in April 2024. This refresh strengthens expectations around governance, assurance, and service standards, reinforcing the regulator’s focus on outcomes.
From April 2025, new performance indicators will also apply:
• Landlords will report annually on fire safety, electrical testing, asbestos management, and actions taken to address damp and mould.
• These measures will form part of the Annual Return on the Charter (ARC) due in 2026.
The SHR continues to assess landlords against the Scottish Social Housing Charter, which outlines 16 outcomes relating to tenant satisfaction, housing quality, repairs, estate management, and communication.
Regulatory Approach
In England, the RSH is moving from a reactive to a proactive regime. Large landlords will now undergo routine inspections every four years, with results published. The regulator can step in where providers fall short—especially if they fail to meet the new consumer standards.
In Scotland, the SHR has long adopted a proactive and transparent approach. All landlords receive an annual engagement plan, and must submit detailed ARC data. Regulatory intervention is often driven by tenant feedback, with an emphasis on continuous improvement rather than compliance alone.
Enforcement Powers
• In England, the RSH can issue enforcement notices, carry out inspections (announced or unannounced), appoint board members or managers, and impose fines. These powers have been strengthened under the 2023 Act to apply equally to consumer and economic failings.
• In Scotland, the SHR can require improvement plans, request further assurance, and in some cases, appoint managers or direct landlord actions. Powers are often used to improve service delivery or safeguard tenant interests.
Accountability and Tenant Voice
The regulatory direction in both nations reflects a growing emphasis on transparency, accountability, and tenant involvement.
• In England, the introduction of Tenant Satisfaction Measures (TSMs) and the new consumer standards support a more visible, measurable approach to assessing tenant experience.
• In Scotland, the SHR has long prioritised tenant engagement, publishing easy-to-understand landlord reports and supporting tenant scrutiny.
Summary
While both regulators are committed to improving housing standards and protecting tenants, their approaches reflect different priorities. England’s model is shifting towards a more proactive stance, with stronger consumer oversight and new expectations for competence and accountability. Scotland maintains a consistent focus on tenant outcomes, safety, and transparency.
For housing professionals and partners working across borders, it’s essential to understand these distinctions, and to keep pace with the regulatory updates that continue to shape the delivery of affordable housing in both nations.
How can Highlight support you?
Highlight Housing brings deep expertise across the affordable housing sector, supporting registered providers, local authorities, and housebuilders in delivering operational excellence. Our team offers tailored solutions that align with the latest regulatory standards across the UK, helping you improve compliance, tenant experience, and service delivery.
From sales and marketing strategy to process design, compliance checks, and customer journey mapping, our Operational Improvement Services are built to support you – whether you’re adapting to new consumer standards or embedding a more transparent, tenant-focused culture.
If you’re looking to strengthen your housing operations or prepare for regulatory change, we’re here to help you make that step confidently.