Understanding the evolving legislative landscape is crucial for landlords and vendors in England. This blog post will demystify the key housing bills currently under discussion in Parliament, helping you stay informed and prepared whether you are letting or selling property.
The biggest property-related changes affecting England right now are focused on renting reform, leasehold/commonhold reform, and planning & housebuilding. Some are already law and being rolled out in phases, while others are still going through Parliament or consultation.
Here are the main proposals and reforms people in England are watching closely:
1. The Renters' Rights Act 2025 (largest immediate impact)
This is the most significant housing reform currently affecting England’s private rental market.
Main changes
- Section 21 “no-fault” evictions abolished
- All tenancies move to rolling periodic tenancies
- Limits on rent increases
- Ban on rental bidding wars
- Stronger tenant rights around pets and discrimination
- New landlord database and ombudsman (later phases)
The first major phase began on 1 May 2026.
Why it matters
This changes the balance of power between landlords and tenants more than any reform in decades:
* Tenants gain more security
* Landlords face tighter compliance rules
* Buy-to-let investors are reassessing profitability
Still being debated / implemented
Parliament and the housing sector are still discussing:
* court capacity for possession claims
* how strong landlord grounds for eviction should be
* student housing exemptions
* rent tribunal rules
* enforcement by local councils
2. Proposed Commonhold and Leasehold Reform Bill
This is the next huge property reform expected to affect England and Wales.
Key proposals under discussion
The draft bill proposes:
* Ending most new leasehold flats
* Making commonhold the default ownership model
* Capping existing ground rents at £250 annually
* Replacing lease forfeiture rules with a new enforcement system
Why it matters
This could fundamentally change flat ownership in England:
* Leaseholders may gain stronger rights
* Developers and freeholders may lose lucrative income streams
* Mortgage lenders and managing agents are watching closely
Political significance
Successive governments promised leasehold reform, but implementation has repeatedly stalled. The current government has signalled it wants major structural change.
3. Planning reform and housebuilding legislation
The government is also pursuing major planning reforms aimed at speeding up development in England.
Key ideas being debated include:
* Faster planning approvals
* More powers for central government over local planning
* Mandatory housing targets for councils
* Increased development around transport hubs
* Green belt reviews in some areas
This is politically controversial because it affects:
* local opposition to development
* infrastructure strain
* countryside protection
* housing affordability
A lot of this is expected through future planning bills rather than one single act.
4. Changes affecting landlords specifically
Several proposals tied to the rental reforms are still rolling out in phases:
Coming later
* National landlord database
* Mandatory ombudsman
* Decent Homes Standard for private rentals
* Expanded local authority enforcement powers
These could increase:
* compliance costs
* licensing/admin burdens
* fines for non-compliant landlords
5. Housing quality and safety reforms
There is continuing discussion around extending:
* Awaab's Law protections
* mould/damp response deadlines
* stronger housing standards
These are aimed at both social and eventually private rented housing.
Our Commitment to You
Navigating the complexities of property legislation can be challenging, but you do not have to do it alone. At Moreland, we offer a service tailored to you, ensuring your best interests always come first. Our deep local market knowledge and long experience since 1988 mean we are well-placed to guide you through these changes, whether you are letting or selling.
We believe in proactive communication, keeping you informed every step of the way. Whether you are a seasoned landlord, a vendor, or just starting, our customer-centric service is designed to deliver a smooth, transparent experience, reducing stress and maximising your investment or sale outcome.
Need Expert Advice?
If you have questions about how these potential legislative changes might affect your properties or sales, or if you are looking for a trusted partner to manage your rental portfolio or sell your home, please do not hesitate to contact your local experts for more advice. We are here to help you achieve the best possible outcome through dedicated effort.
