Labour unveils major housing reforms at conference
The Labour government has announced a sweeping package of housing reforms targeting leasehold abuses, a major social housebuilding programme, and
Housing secretary Angela Rayner unveiled plans to end leasehold injustices through a new independent regulator and fee caps. She announced a crackdown on 'cowboy' leasehold property agents, stating the government would legislate for independent regulation to rein them in, with licences taken away for non-compliance. Rayner said estate agents, letting agents, and property management agents can exploit leaseholders and tenants. A consultation will be launched to cap 'rip-off' administrative fees. Angela Rayner said: "We are ending the injustice of leasehold, abolishing sickening threats of people’s homes being snatched away by their landlord for the slightest breach." The government also plans to deal with ground rents.
Social housing expansion pledged
Housing minister Matthew Pennycook said 1.3 million people are languishing on social housing waiting lists and 180,000 children are homeless in temporary accommodation. Ministers committed to delivering the biggest social housebuilding programme since the post-war era. Pennycook highlighted the government’s commitment to the £39bn, 10-year Social and Affordable Homes Programme, with an initial wave of funding going to 33 strategic providers outside London. London’s allocations are to be confirmed soon.
Kate Henderson, chief executive of the National Housing Federation, said the first wave of allocations would translate to 73,000 new homes, including over 40,000 new social rented homes. She said additional funding could unlock a further 41,000 homes, including 25,000 for social rent. The government points to recent delivery as a foundation, with 65,000 affordable homes built in England in 2024-25, the highest number since 2014-15.
| Affordable Home Type | Number Built (2024-25) | Highest Since |
|---|---|---|
| All Affordable Homes | 65,000 | 2014-15 |
| Social Rent Homes | 12,198 | 2013-14 |
Andy Burnham gave a deeply personal address, containing the longest segment on housing in any recent Labour leader’s conference speech. He promised the biggest council house building programme since the post-war period, supported by giving councils powers to build again. Burnham linked working-class aspiration to the stability of a decent home for everyone. He repeated his day-one commitment to end rough sleeping by Christmas. Affordability would be achieved by building on unused public land. The number of people on housing waiting lists is almost exactly the same as the homes lost through right to buy in the 1980s, Pennycook noted, pointing to reforms of Right to Buy rules and a 10-year rent settlement as key measures.
On the eve of conference, Burnham announced a revival of a Help to Buy scheme, dubbed Your First Home. The scheme could see deposits for first-time buyers as low as 2.5 per cent and includes a government-backed equity loan worth 20 per cent of the purchase price. Separately, housing secretary Angela Rayner announced she would make it easier for councils to bring empty homes into use and to purchase social homes from providers. She pledged a new duty on public services to work together to provide wraparound support to prevent homelessness before families reach crisis point.
Devolution and skills strategy
Leaders argued devolution empowers mayors to drive housing delivery, address skills shortages and unlock economic growth. Andrew Cooper, MP for Mid Cheshire, said devolution is the 'exciting next step' in resolving the housing crisis, with new powers to create mayoral development areas. Mark Washer, chief executive of Sovereign Network Group, said devolution and mayoralties have potential for 200,000 additional homes in town centres, adding £24bn in GDP and 140,000 additional jobs.
Paul Rickard, chief executive of Pocket Living, said he believed the government’s devolution agenda was positive for the wider development sector if done right. He pointed to mayor of London Sir Sadiq Khan using call-in powers to approve around 9,000 homes this year. However, Susan Brown, leader of Oxford City Council, said she had 'big concerns' that mayoral call-in powers will make it more difficult for local councillors to take communities with them on big housing developments.
Andrew Cooper argued devolution could help address acute skills shortages by letting mayors control local skills strategies. He said to build 1.5 million homes you need 317,000 workers; to upgrade five million homes you need 130,000 workers; to build infrastructure you need 445,000 workers. Chancellor John Healey unveiled a £100m expansion of apprenticeships matching young people with local businesses. RICS chief executive Justin Young spoke positively about the government’s ambitions to bolster skills, noting vocational GCSEs announced in summer are a good start to get 14-year-olds interested in the built environment.
Market and sector response
Industry voices welcomed the policy direction while highlighting investor caution and the need for long-term policy certainty. Kate Butler, assistant director of policy at Real Estate:UK, said investor confidence and policy certainty are key challenges. Investors underwrite over 10 to 30 years, making long-term commitments. She said even speculation around potential rent controls is a huge turn-off for investors.
James Westhead, head of engagement at Better Society Capital, claimed the social impact investment market rose from around £800m 14 years ago to more than £11bn. Drew Ritchie, investment director at BSC, said the opportunity is to create conditions for DC pension money to flow into homelessness, supported housing, and high-impact tenures. Neil Impiazzi, partnerships director at SEGRO, called for greater transparency over how Section 106 contributions are spent at local level, noting SEGRO’s Slough estate employs 13,000 people.
The vision set out by Burnham and Rayner was welcomed by the profession and Architects Action for Affordable Housing. Luke Tozer, of Pitman Tozer Architects, said thank goodness we finally heard a message of hope, positive change and determination to make it happen. Burnham’s energetic speech on Tuesday afternoon was rapturously received by the Labour faithful. Andy Burnham said: "We need to restore stronger democratic control over our housing stock." Further details are expected to be announced in this autumn’s budget.
