In speech said by Burnham today
Conference week announced by government this week
Context background you need to know
Landlords & the private rented sector.
- In speech Crackdown on the worst rented homes. Landlords letting the poorest-quality properties will get warnings to improve them. If they refuse, Burnham said the government will make it much easier for councils to acquire those homes and bring them into public housing stock, and will legislate if necessary. He compared it to banning the sale of food that damages health.
- In speech He singled out absentee landlords who are paid through the benefits system but don’t reinvest in upkeep. No detail yet on the threshold, timescale or compensation; the trade press has asked the housing ministry for specifics.
- Context The Renters’ Rights Act is already live: since 1 May 2026 Section 21 no-fault evictions have ended, tenancies are rolling, and rent rises are limited to once a year. A national landlord database and landlord ombudsman are due from late 2026 into 2027. No national rent controls have been announced.
Leaseholders: leasehold reform.
- In speech Leasehold reform legislation before Christmas. Burnham promised the millions of leaseholders that the days of being squeezed for every penny are coming to an end. He had already committed on 2 September to bring the Commonhold and Leasehold Reform Bill forward this parliamentary session.
- Conference week What the Bill is set to do: cap ground rents at £250 a year, falling to a peppercorn after 40 years (about 2.6m leaseholders pay ground rent); ban the sale of most new leasehold flats, making commonhold the default; make it easier for existing leaseholders to convert to commonhold; and abolish forfeiture, where a home can be lost over small debts.
- Conference week Caps on leasehold fees. Rayner confirmed powers to cap permission fees (e.g. for pets or a new front door) and admin charges, including fees for notifying a landlord of a change of mortgage lender. A consultation will set the levels.
- Context The Leasehold and Freehold Reform Act 2024 is already law but largely not yet switched on. It abolishes marriage value, allows 990-year lease extensions and improves service-charge transparency. Timing: the ground rent cap is not expected before late 2027, and the new-flat ban may not start until 2028 or later.
Tenants, agents & empty homes.
- Conference week Independent regulation of property agents. Estate, letting and managing agents will need a licence and suitable qualifications. A regulator will set codes of conduct and can revoke licences. Rayner also criticised buyers being steered into overpriced in-house services.
- Conference week Councils get stronger powers to bring 300,000+ long-term empty homes back into use as council housing, plus new homelessness referral powers.
First-time buyers & the mortgage market.
- Conference week Your First Home (announced 26 September): a government equity loan of 20% of a new-build home’s value in England, with a deposit of just 2.5% and a mortgage for the remaining ~77.5%. The loan is interest-free at first. Price caps, income/savings limits and the length of the interest-free period will be confirmed at the Budget on 28 October.
- Context The Lifetime ISA is to be replaced by a First Time Buyer ISA with no withdrawal penalty, expected from April 2028. Existing LISAs can stay open.
- Context No new mortgage-rate measures in the speech. Rates are still driven by the Bank of England: base rate was held at 3.75% on 17 September, but 3 of 9 MPC members voted to raise it. Next decision: 5 November. Inflation was 3.1% in August.
- Context No stamp duty changes yet. Burnham has previously floated replacing stamp duty and council tax with a land value tax, but nothing has been announced. The £2m+ council tax surcharge is due from April 2028.
New to buying? Read our First Time Buyer Guide 2026, or use our free mortgage finder to speak to a broker.
Housebuilding & public housing.
- In speech Housing grouped with energy and water as services to be brought “back under stronger public control”.
- Context £10bn of the £39bn Social and Affordable Homes Programme has been allocated so far, funding around 70,000 homes over 10 years. The 1.5m-homes target remains, though Rayner has admitted there is only a slim chance of hitting it.
The Mortgage Locator view
Today was a big speech for renters and leaseholders, and a warning shot for landlords with poor-quality stock, but it changed nothing for mortgage rates. The key dates to watch are the Budget (28 October) for the fine print on Your First Home, and the Bank of England (5 November), where a rate rise is now a real possibility.
What it means for you.
| If you are… | What to do now |
|---|---|
| A first-time buyer | Keep saving. Your First Home could cut a new-build deposit from 5% to 2.5% (£7,500 on a £300,000 home), but wait for the Budget detail before planning around it. Equity loans must be repaid and rise with the home’s value. Keep paying into a LISA to collect the bonus. |
| Remortgaging | With three MPC members voting for a hike, fixed rates may drift up. If your deal ends within six months, you can usually secure a new rate now and switch later if a better one appears. |
| Moving home | No stamp duty change yet. Base plans on today’s rates and prices, and get a mortgage in principle so you can move quickly. |
| A landlord | Check every property meets standards and you’re compliant with the Renters’ Rights Act; get ready for the landlord database. Review buy-to-let finance as rates move. |
| A leaseholder | Ground rent caps, fee caps and an easier route to commonhold are coming, but not overnight. If your lease is short or ground rent is high, get advice now: both can limit which lenders will offer a mortgage or remortgage on the property. |
| A tenant | Stronger protection is coming on agent fees and poor-quality homes. Keep records of repair requests and charges. |
This briefing is for general information only and is not financial advice. Policy details are based on announcements and reporting on 26–29 September 2026 and may change, particularly at the Budget on 28 October 2026. Sources: Landlord Today, Tembo, Brit Brief, Mortgage Introducer / MPA, Inside Housing, LabourList, LBC, Left Foot Forward, HomeOwners Alliance. Your home may be repossessed if you do not keep up repayments on your mortgage.