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14/7/25 8:13 pm
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After 14 years of Conservative leadership, Labour took the reins in July 2024, pledging to focus heavily on increasing the supply of affordable new homes, strengthening tenants’ rights, and reinforcing their commitment to achieving Net Zero.
When Parliament was dissolved ahead of the election, two major housing bills were still in progress and needed further work: the Renters (Reform) Bill and the Leasehold and Freehold Reform Act. At that point, Labour outlined the following plans:
• Deliver “a blitz of planning reform to quickly boost housebuilding to buy and rent and deliver the biggest boost to affordable housing in a generation.”
• Scrap the Renters (Reform) Bill and replace it with their own version, with Angela Rayner pledging that Labour would “ban ‘no-fault’ evictions with no caveats on its first day in power.”
• Abolish leasehold and replace it with commonhold – though not within the first 100 days.
• Retain the Conservative target of 300,000 new homes per year, promising 1.5 million over their first five years.
• Create a new wave of ‘new towns,’ with 40% of homes designated as affordable housing.
• Launch a Warm Homes Plan to cut household bills by up to £500 a year, while giving local councils the funding and authority to upgrade homes.
Now, one year later, how much progress has been achieved?
Rental reform
This is one area where Labour has acted quickly. The Renters’ Rights Bill (RRB) was introduced on 11 September 2024 and had its first reading that same day. While many of its provisions mirror those in the Conservative version, the RRB goes further in strengthening tenants’ rights. It is now at the 3rd Reading stage in the Lords, with only two steps remaining before becoming law: final consideration in the Commons and then Royal Assent.
In the meantime, three key points stand out:
• Section 21 remains in place. Despite Labour’s pledge to abolish it immediately, this has not yet happened.
• Two landlord-focused amendments have been introduced:
Landlords cannot require tenants with pets to take out pet damage insurance or contribute towards their policy, as had been proposed in the draft Bill.
If tenants unsuccessfully challenge a rent increase, the Secretary of State may backdate rent rises in future – a power reintroduced after being removed from earlier drafts.
• The Decent Homes Standard is being extended to the private rented sector (PRS). A review has been completed, and consultation is underway on the Government’s proposed changes.
Planning reforms
On 11 March, Labour introduced its Planning and Infrastructure Bill to Parliament. The Bill has since progressed to the Committee Stage in the House of Lords.
Leasehold reforms
The first measures from the Leasehold and Freehold Reform Act, passed under the Conservatives in May 2024, are now in effect.
From 27 January, leaseholders no longer need to wait two years before extending their lease or purchasing the freehold.
From 3 March, more flat leaseholders gained the right to manage their property independently. By setting up a management company and serving formal notice, leaseholders can take over responsibilities without the landlord’s permission and without covering the freeholder’s legal fees.
Alongside this, the Government has published a White Paper on a new Commonhold model, with legislation expected later this year.
Labour has not yet enacted its proposals at the pace set out in its manifesto and early days in office, but progress is being made. The Renters’ Rights Bill is close to becoming law and expected to pass in the second half of 2025. Watch this space as we find out more about implementation and dates!
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