Tag Archives: housing

The Warm Homes Plan and the government’s green agenda

GK’s Hugo Tuckett examines the government’s publication of its Warm Homes Plan and what it means for the government’s green agenda

January 2026 saw the publication of the government’s long-awaited Warm Homes Plan. The plan, which is backed by £15 billion of funding and was originally due for publication in 2025, represents the sum of the measures that the government believes will deliver on its commitment to lower household energy bills by £300 over the course of this parliament (2024-29). It is also one of the government’s most entrenched policies, dating back to Labour’s time in opposition when Shadow Chancellor of the Exchequer Rachel Reeves announced in 2021 that a future Labour government would deliver billions of pounds worth of new funding to support upgrades to the UK’s green infrastructure.

The Warm Homes Plan seeks to deliver a significant expansion of solar panels and heat pumps, marking a departure from previous efforts to improve the insulation of homes. Despite its original billing to improve households’ energy efficiency, the final publication of the plan sets out the energy secretary Ed Miliband’s ambition to deliver a ‘rooftop revolution’ and includes a range of measures designed to support a much greater uptake of solar panels. This has led to some concern amongst charity and industry groups who have warned that shifting to clean heat and electricity generation (including heat pumps and solar panels) before dealing with the scale of draughty homes is only going to lead to an increase in bills in the short term. It does though demonstrate the government’s shift in approach from seeking to reduce household energy consumption to increasing energy generation from renewable sources.

Ministers are eager for households to adopt a range of green measures to substantially lower bills and, in some cases, deliver ‘zero-bill’ households. The government’s thesis is that investing in the roll out of new technologies now, including heat pumps, will drive down costs further in the medium-to-long term. It also becomes much cheaper and more efficient to use a heat pump when combined with battery storage systems and solar panels. Critics will say that the government should be thinking much more radically about how it plans to rebalance the levies on energy, so that it can bring down the cost of electricity for all if it really wants to see people make the shift from gas to electricity. Aside from the government reiterating its decision to remove £150 worth of levies from energy bills through the abolition of the Energy Company Obligation (ECO), this plan does not tackle that more intractable problem.

The funding included in the plan is predominantly aimed at low-income households, but there is some financial support available to all homes. The plan will administer £4.4 billion in grants to low income households and social landlords. This will include fully funded upgrade schemes, including solar and heat pumps, depending on the assessment of the building. It will also establish a £5.3 billion Warm Homes Fund which will be available to all households. This includes £2 billion in low-and-no-interest consumer loans and £2.7 billion for innovative finance products in the home upgrade system. The government aims to upgrade five million homes by 2030 and lift one million homes out of fuel poverty through the plan, which will be overseen by a new government body, the Warm Homes Agency.

The publication of the plan is a significant moment for the government and for energy secretary Ed Miliband. Despite previous climbdowns on the amount of funding that would be made available to support the government’s green agenda, Miliband has deftly navigated both HM Treasury and the Cabinet to retain a sizeable portion of funding to deliver on his ambitions in the sector when other departments are experiencing real-terms cuts. As the 2029 general election approaches, there will be real pressure on the Department for Energy Security and Net Zero to deliver on the ambitions of the plan, which sits in an area of public policy where the government will be hoping to draw a clear dividing line with Reform UK. The government has spent a lot of its first 18 months in power talking up its efforts to boost the UK’s green credentials and lower household energy bills – now it’s all about delivery.

Why building 1.5 million homes isn’t as simple as it sounds….

Building 1.5 million new homes over the course of this parliament was a flagship policy commitment in Labour’s general election manifesto. The recently appointed housing secretary Steve Reed initially echoed the government’s ambition with the slogan ‘build baby build’. Reed has gone onto say the rate of construction is ‘unacceptable’ and has promised to increase the pace of housebuilding to deliver on Labour’s ambitious pre-election pledge.

The housing industry is facing a series of skills shortages. The Office for National Statistics warned that there are over 35,000 job vacancies in construction, many of which remain unfilled due to a lack of qualified workers. The Construction Industry Training Board (CITB) has stated that 61,000 new workers are needed each year to meet the government’s housebuilding target. Ministers have heard the calls of the CITB and in March announced that they would be investing up to £600 million to support training in the construction sector. This includes £165 million to help colleges deliver more construction courses and £40 million to support new foundation apprenticeships (launched in August). The £40 million includes an incentive of £2,000 per foundation apprentice hired and retained by employers which has been widely welcomed by the construction industry. The government has signalled that there could be continued investment, although this is likely to be restricted due to the current pressure on the public finances.

Another hurdle is the planning process. The number of new homes built in the UK has fallen during the government’s first year in office. Ministers have conceded there are ‘excessive rules’ delaying construction. The government is attempting to streamline the planning process through the Planning and Infrastructure Bill which is currently before parliament. Ministers claim that the bill will create a more decisive planning system and increase the amount of land available for developers. Whilst the bill is a step in the right direction, the impact is unlikely to be immediate.

Despite these barriers, there are some clear opportunities for the construction sector. Increases to training investment, new apprenticeships and the promise of reforms all signal the government’s continued prioritisation of the sector. The changing environment and the development of a potential second planning bill present stakeholders with a wide range of opportunities to engage with policymakers, shape regulation and improve relations between the government and sector.

Housing Policy Under Labour: One Year On

Twelve months ago, the Labour government was elected on a manifesto with housing policy at its heart. It pledged to improve the lives of renters, as well as make housing more affordable by accelerating housebuilding and reforming planning policy, which in turn placed housing policy at the centre of the government’s ‘growth mission’.

One year on from this government taking office, what have been the major trends in housing policy under Labour, and how much progress is it making against the commitments it set out before the election? In this blog, our consultants Sam Tankard, Will Blackman and Joshua Owolabi look at the biggest housing policy initiatives from the government and what to expect next.

Planning and Housebuilding

The root of many troubles facing UK construction and housebuilding lies in the planning system which, in its promise of reform back in 2023, Labour committed to “back the builders not the blockers”. This move was seen as necessary if Labour had any hopes of meeting its manifesto promise to build 1.5 million homes over the course of this parliament. This was always a tall order given the UK has averaged 150,000 new homes between 2013 – 2023, despite targets often still sitting at around 300,000 a year.

The government’s Planning and Infrastructure Bill was introduced earlier this year as one of its flagship pieces of legislation, designed to speed up the delivery of new homes, increase capacity of local planning authorities with new planning officers, unlock land through compulsory purchase orders, and introduce a Nature Restoration Fund to offset environmental impacts.

This was welcomed by developers, investors and pro-housing campaigners as a sign that the government was finally putting in the policy requirements to unlock the level of growth needed to hit their targets, especially as housebuilding ‘starts’ since the beginning of this parliament are sitting at 186,000 – some way off the government’s target.

However, those same supportive voices now feel disappointed that the government has already started to water down the bill, even after removing the whip from an MP for leading a rebellion against it. In its original form, the bill was not considered hugely radical: criticised in part for only making tweaks rather than wholesale change. It does not, for example, even deal with the wider issues hindering development such as zoning and the value of available land, the labour skills shortages in construction, or the rising cost of materials that are pushing up the cost of housebuilding.

Now in the Lords, the government has introduced amendments that would make Environmental Delivery Plans harder and more complicated, as developers will now have to demonstrate how it will contribute positively to nature, and giving Natural England a potential veto on the delivery of new homes.

This significant concession signals the bill could be weakened further still, making it neither effective in delivering the housing at scale, nor enshrining the environmental protections that campaigners want to see. Housing Secretary, Angela Rayner, will need to use her political heft in the Cabinet to demonstrate the government remains on track and isn’t just compromising on a damp squib. After all, as a former prime minister once said, “standing in the middle of the road is very dangerous, you get knocked by the traffic from both sides”.

Rental Reform

One of the most significant areas of housing policy reform over the last 12-months was in fact originated under the last Conservative government. The Renters’ Rights Bill, which is currently coming towards the end of its passage through Parliament, has been a long time in the making.

It was the Theresa May government in 2019 that first consulted on reforms to rebalance the rights and responsibilities of landlord and tenants, which included ending the ability of landlords to issue Section 21 notices, or ‘no-fault’ evictions. This change continues to be the centrepiece of the bill and is intended to give greater stability and security of tenure to tenants. The bill also provides landlords with reformed and expanded grounds for seeking possession of their properties under Section 8 of the Housing Act 1988. This includes cases where the landlord wishes to sell or to move into the property themselves. Other measures include stricter requirements around rent increases, the creation of a new ombudsman, new requirements on landlords to remedy mould and damp problems, and a new right for tenants to request a pet.

The Conservative government’s version of this legislation – then called the Renters’ Reform Bill – fell away following the dissolution of the last parliament. Labour’s version of the legislation includes some significant differences to its predecessor, including increased notice and grace periods, and a three-month requirement of rent arrears before a landlord can seek possession, up from the two months proposed by the Conservatives. Almost all of the changes put forward by Labour are to the benefit of tenants rather than landlords.

Taken together, these reforms are the most significant changes to the regulation of the private rented sector for over 35 years. The residential landlord sector has been careful not to be seen to oppose the legislation outright given the unhelpful optics around this. However, many individual landlords are concerned that the balance has tipped too far away from them, potentially leaving many unable to take back possession of their properties in reasonable circumstances. Court backlogs have provided an additional layer of concern, with delays in processing evictions claims already persisting in many parts of England, and many landlords calling for significant improvements in order to allay their concerns.

Some industry leaders such as Propertymark and the National Residential Landlords Association have warned that the proposed provisions could lead to landlords withdrawing from the sector, in turn limiting supply and driving up rents. The Ministry of Housing, Communities and Local Government’s own impact assessment does not predict an exodus of landlords from the sector. Indeed, landlords have been subject to a raft of regulatory and tax changes since 2015, but these have not resulted in significant divestment from the private rental market, which many had predicted at the time. There is no question that these reforms are significant, but the longer-term impact of them may not be seen for many years to come.

Leasehold Reform

The Leasehold and Freehold Reform Act 2024 (LAFRA 2024) was passed by the previous Conservative government to strengthen leaseholders’ rights. However, its implementation has become the responsibility of the Starmer government as many of the reforms within the act require secondary legislation before they come into effect. This is a significant task given the high number and complexity of the provisions within the act.

In March 2025, the government implemented measures set out in LAFRA 2024 strengthening Right to Manage (RTM) provisions. Prior to March, landlords had been able to recover the costs of dealing with the RTM claim from the RTM company at the end of the process. Now, in a non-contentious claim, the landlord cannot recover any of its costs from the RTM company or the participating leaseholders.

The government is also consulting on the charges leaseholders – and homeowners on freehold estates – pay and the services they receive. One of the most significant challenges for leaseholders under the previous system was the inconsistent format of service charge demands. Once implemented, the new format will require landlords and managing agents to ensure that all demands on leaseholders are consistent, clear, and easy to understand. Any deviation from this prescribed format will render non-payment or late payment provisions in the lease unenforceable, providing a powerful incentive for landlords to comply.

While measures in the LAFRA 2024 will reduce excessive fees for leaseholders, many leaseholders may not fully understand their new rights under the reforms given the complexity of the act. Property agents will need to stay up-to-date with the regulations to guide tenants effectively, especially when it comes to disputes or questions about lease terms. Agents who manage leasehold properties will also need to maintain clear communication with freeholders, ensuring that lease terms comply with the new rules.

Despite the work already undertaken, the government intends to introduce further reforms. The Minister for Housing and Planning, Matthew Pennycook, has long favoured moving away from the leasehold system. As a result, the government has proposed a Leasehold and Commonhold Reform Bill, which will be introduced to parliament before the end of 2025. The bill would aim to make commonhold the default tenure for new flats and allow individual properties within a building or larger development to be owned on a freehold basis.

High quality property managing agents are likely to benefit from the proposed measures. Pennycook has made it clear that agents already play a key role in managing multi-occupancy buildings and freehold estates, and their importance will only increase with the proposed commonhold reforms.

Under the proposed model, agents would be employed by commonhold associations to assist in the day-to-day management of a building, and it is anticipated that almost all new commonhold developments, especially larger or more complex buildings, will be established with a managing agent to help run the site on their behalf. This could drive demand for agents with a strong track record of block management. The government is also considering whether it should be mandatory for a managing agent with appropriate expertise to look after high-risk buildings. Furthermore, the government is consulting on proposals for mandatory qualifications for agents and is highly likely to include measures regulating training and standards for agents in the proposed commonhold bill.

So far, the government made significant progress in enacting its leasehold reform agenda. Despite legal challenges to LAFRA 2024 and opposition from landlords to reforms, Matthew Pennycook and Angela Rayner seem determined to press ahead. Therefore, we can expect major changes to leasehold, commonhold and freehold regulation over the course of this parliament that will present new obstacles and opportunities for the housing sector.

What does the Renters’ Rights Bill mean for the future of rented housing?

GK Associate Director, Will Blackman, explores what the government’s new Renters’ Rights Bill means for the future of rented housing in England.

The government’s Renters’ Rights Bill completed its passage in the House of Commons this week and is expected to receive Royal Assent in the coming months following the completion of its Lords’ stages. What does this significant piece of legislation mean for the private rented sector and the housing market as a whole?

The origins of this bill go back several years. The Theresa May government in 2019 first consulted on reforms to rebalance the rights and responsibilities of landlords and tenants, which included the ability of landlords to issue Section 21 notices, or so-called ‘no-fault’ evictions. This change continues to sit at the heart of the bill and is intended to give greater stability and security of tenure to tenants. It also provides landlords with reformed and expanded grounds for seeking possession of their properties under Section 8 of the Housing Act 1988. This includes cases where the landlord wishes to sell or to move into the property themselves. Other measures include stricter requirements around rent increases, the creation of a new ombudsman, new requirements on landlords to remedy mould and damp problems and a new right for tenants to request a pet.

The last Conservative government introduced its own version of this legislation – the Renters’ Reform Bill – however this fell away following the dissolution of Parliament ahead of the General Election. The Labour government’s version of the bill – now the Renters’ Rights Bill – includes some significant differences to its predecessor, almost all to the benefit of tenants rather than landlords. For example, tenants must now be in three months of rent arrears before landlords can seek possession, rather than the two months proposed by the Conservatives; the grace period after which landlords can seek possession in order to sell the property has also been doubled from six to twelve months and the notice period extended from two to four months. Moreover, the current version of the bill gives tenants new rights to terminate a tenancy from day one with two months’ notice – something previously not allowed under the last bill until at least four months after a tenancy started. This would have effectively created a minimum six-month term.

These reforms are the most significant changes to the regulation of the private rented sector for over 35 years. The residential landlord sector has been careful not to be seen opposing the legislation outright given the unhelpful optics around this. However, many individual landlords are concerned that the balance has tipped too far away from them, potentially leaving many unable to take back possession of their properties in reasonable circumstances. Court backlogs have provided an additional layer of concern, with delays in processing evictions claims already persisting in many parts of England, with many landlords calling for significant improvements in order to allay their concerns.

Some industry leaders such as Propertymark and the National Residential Landlords Association have warned that the proposed provisions could lead to landlords withdrawing from the sector, in turn limiting supply and driving up rents. The Ministry of Housing, Communities, and Local Government’s own impact assessment does not predict an exodus of landlords from the sector. Indeed, landlords have been subject to a raft of regulatory and tax changes since 2015, but these have not resulted in significant divestment from the private rental market, which many had predicted at the time.

However these changes play out in the long term, individual and institutional investors in the private rented sector will need to grasp this new regulatory landscape quickly, especially given its wide-ranging impacts for the sector and the prospect of significant disruption to their portfolio. It is the case that home ownership remains unaffordable for many and this is unlikely to change in the near term. However, as the government looks to tip the balance in favour of tenants, it is vital that investors engage with the new regulatory landscape to ensure they are well prepared and can take steps to insulate themselves from any emerging risks.

To discuss the government’s housing policy reforms in more detail, please contact Will Blackman at will@gkstrategy.com

Unlocking the built environment

Angela Rayner has unveiled two flagship pieces of policy that will shake up planning policy and the local government architecture to get growth going. Senior Associate Sam Tankard takes a look at what impact this might have for businesses that operate in this sector.

Housing, planning and the local government system have long been identified by Keir Starmer’s Labour party as major constrictions on growth, and he has talked before about taking a “bulldozer” to the planning system. His Chancellor Rachel Reeves has also cited the desire to get Britain building as a key, and relatively low cost, lever to unlocking growth. Over the last week, we’ve seen the culmination of this with Angela Rayner, arguably one of the most powerful cabinet ministers, presenting her two-step solution to injecting impetus into councils and the wider built environment.

Backing the builders

The updated National Planning Policy Framework was published on 12 December and is seen as the key to unlocking 1.5 million new homes. The most significant change is to mandatory housing targets which will see many councils, particularly leafier constituencies and suburbs, deliver as many as 5 times the number of new homes per year than they currently are under Local Plans, as she calls on councils to all do their bit to meet their housing need, as the question is shifted to “where the homes and local services people expect are built, not whether they are built at all.”

The Government sees prioritising low quality “grey belt” as key to this housing mission and is supporting these new changes with £100m for extra planning officers to speed up and deal with bottlenecks in the system.

Tackling the blockers

The structure of councils has been long overdue a refresh and given how many of this Labour parliamentary party come from local authority backgrounds, it is no surprise to see a Labour Government bring forward a “devolution revolution”.

The English Devolution White Paper – which will form the basis of the English Devolution Bill in 2025 – proposes more powers for combined Authority Mayors who will receive new integrated funding settlements covering housing, growth, retrofit, transport and skills and employment as the Government wants to empower local leaders and shed Whitehall control. However, Rayner will still have increased call in powers if significant projects are not making necessary progress.

It is also clear the Government hopes this will deal with some of the inefficiencies in the way councils deliver public services and procure contract support, which will be welcome to businesses who support local authorities. As such, many two-tier council areas will be replaced by unitary authorities, where boundaries are hindering ability to deliver public services.

Growth unlocked?

Rayner will hope that these reforms will address the bureaucracy that Whitehall and local government process has burdened on public service and housing delivery, and help unlock the investment desperately needed across huge swathes of the built environment. If successful therefore, businesses operating at this intersection of housing and councils should take confidence that healthy opportunities are on the horizon. The next challenge will be where will all these builders and engineers come from…