Category: Guest Blogs

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The Rise of the Build-to-Rent Giant: Can Private Landlords Compete in London?

The Rise of the Build-to-Rent Giant Can Private Landlords Compete in London

For decades, the London rental market was dominated by private, individual landlords, the backbone of the city’s housing supply. Today, that market landscape is fundamentally changing. A new, powerful player has arrived: Build-to-Rent (BTR).

BTR refers to high-quality, purpose-built apartment complexes owned and managed by large corporate institutions, designed specifically for long-term rental. These aren’t just blocks of flats; they are full-service communities offering gyms, co-working spaces, 24/7 concierges, and even communal dining areas.

With institutional investment pouring billions into these developments across London, many private landlords are asking: Can I still compete?

The answer is a resounding yes, but you can’t compete by trying to be a corporate giant. You compete by mastering the things large institutions can’t: personal service, flexibility, and genuine local expertise.

The Institutional Advantage vs. The Private Edge

The BTR model is built on scale, technology, and compliance. This creates a standard that private landlords must acknowledge, but not necessarily match.

1. The BTR Service and Technology Advantage

BTR Feature (The Challenge) Private Landlord Counter-Strategy (The Edge)
Amenity Overload: Gyms, roof terraces, lounges, co-working spaces. Focus on Location and Practicality: Highlight proximity to key transport links, parks and local high streets, the free amenities tenants actually use daily.
Instant Repairs & Tech: Dedicated maintenance teams, tenant apps for logging issues. The Personal Touch: Offer ultra-fast, named-contact service. Tenants prefer talking to an experienced local manager (like Homesearch Properties) who knows the property, rather than an anonymous app or call centre.
Guaranteed Compliance: Fully compliant safety certificates and contracts managed by legal teams. Professional Delegation: Utilise a professional property management firm (like Homesearch Properties) to guarantee every regulation, from EPC ratings to fire safety, is fully met, providing the same level of legal peace of mind.

2. Where BTR Fails: Lack of Flexibility

While BTR offers flash amenities, its size is its weakness. They must operate under rigid, standardised contracts and rules to manage thousands of units. This is where the private landlord shines.

  • Lease Rigidity: BTR operators often have strict rules against pets, limit lease flexibility, and use automated systems for rent reviews.
  • The Private Advantage: A private landlord, operating with local management, can offer flexibility. This might include:
    • Pet-Friendly Agreements: In a city where pet-friendly rentals are scarce, offering this immediately opens up a massive tenant pool willing to pay a premium.
    • Term Flexibility: Offering a 15-month or 9-month lease to suit a specific tenant’s contract (e.g. someone relocating to London for a project).
    • Personal Connection: A tenant is far more likely to approach a known landlord/manager for a temporary payment plan during a job loss than an anonymous corporate entity. This personal trust leads to longer tenancy retention, the ultimate ROI for any landlord.

Private Landlord Action Plan: Offering a Superior Experience

To thrive alongside the BTR giants, private landlords must pivot their focus from property to service.

1. Upgrade the Invisible Value

Tenants are impressed by shiny new kitchens, but they are retained by invisible quality.

  • Focus on Connectivity: Ensure your property is fibre optic ready and prominently market its speed capability. For a London professional, fast internet is a non-negotiable utility, more valuable than a communal gym.
  • Prioritise Energy Efficiency (EPC): London tenants are highly conscious of utility bills. An EPC rating of C or better is a major selling point that offers tangible savings, beating a BTR flat with high service charges.
  • Invest in Maintenance: Schedule preventative maintenance (boiler checks, gutter cleaning) annually. A zero-breakdown tenancy is the best service you can offer.

2. Become the Local Expert

BTR blocks are transient; they are rarely integrated into the local community. Your property, managed by a local expert like Homesearch, can offer a superior life experience.

  • Provide a Local Welcome Pack: Go beyond the appliance manuals. Offer a list of the manager’s favourite local spots: the best dry cleaner, the independent coffee shop, the quickest walk to the tube, and the best local park.
  • Highlight the Neighbourhood: Market the local community feel that a BTR complex cannot replicate. Emphasise local school ratings, independent shops, and the area’s unique character.

3. Commit to Professional Management

The biggest risk a private landlord takes is trying to handle the operational burden alone. BTR’s success proves that professional management is key.

If you don’t use a dedicated agency, you risk delivering slow repairs, messy contracts and outdated compliance, the very reasons tenants might switch to a BTR provider. By partnering with a local agency like Homesearch Properties, you gain the corporate compliance shield plus the local, personal touch.

The Verdict:

The rise of Build-to-Rent is a challenge, but it is also an opportunity. It raises the baseline of quality in the market, forcing outdated landlords to adapt. The smart private investor will stop trying to compete on amenities and start winning on personal service, flexibility and true local knowledge.

That is the superior experience that will always command a premium and secure long-term, high-quality tenants in London.

Interested in hearing more? Contact us today for a chat.

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Universal Credit & Local Housing Allowance: What London Renters and Landlords Must Know About Arrears Protection

Universal Credit and Local Housing Allowance

Navigating the world of rent, especially in London, can be complex, and it becomes even more challenging when the financial support system – Universal Credit (UC) and Local Housing Allowance (LHA) – is involved.

For both tenants relying on this support and landlords managing properties, understanding these systems and the mechanisms for dealing with arrears is vital for maintaining a stable tenancy.

This is a practical guide to demystifying the housing support system and explaining the most important protection available: the Managed Payment (or Alternative Payment Arrangement, APA).

UC and LHA: The Basics for Every Londoner

First, let’s break down the two main terms in simple language:

1. Universal Credit (UC)

UC is a single, monthly payment that replaces six older benefits. Crucially, if you are a renter, your UC payment can include an amount specifically to help with your rent. This is called the Housing Costs Element.

  • The Payment Standard: UC is paid monthly in arrears (meaning the payment for the rent month is received after that month has passed) and goes directly to the tenant, who is then responsible for paying the landlord.
  • The Waiting Period: When a tenant first applies for UC, there is typically a five-week wait before the first payment is received. This period is a major cause of early rent arrears.

2. Local Housing Allowance (LHA)

The LHA is the limit on how much the Housing Costs Element of Universal Credit will pay for a private renter’s accommodation.

  • LHA is Not Your Rent: LHA rates are calculated based on the area you live in (Broad Rental Market Area, BRMA) and the number of bedrooms your household needs (according to strict government rules), not the number of bedrooms the property actually has.
  • The London Gap: In high-rent areas like London, the LHA rate often falls significantly below the actual market rent. This creates a shortfall that the tenant must cover out of their own pocket (from their remaining UC payment or other income).
    • Example: If the LHA for a 1-bed flat is £1,200 per month, but the actual rent is £1,500, the tenant must find the £300 difference themselves.

Arrears Protection: The Managed Payment to Landlord (MPTL)

The standard UC process requires tenants to manage their own rent payments. However, when a tenant falls into rent arrears, the Department for Work and Pensions (DWP) can step in to protect the tenancy through an Alternative Payment Arrangement (APA), the most common of which is the Managed Payment to Landlord (MPTL).

This is the most critical protection for a landlord.

For Landlords: When Can You Apply for MPTL?

You can request the DWP pay the tenant’s Housing Costs Element directly to you (the MPTL) if the tenant has accrued rent arrears equivalent to two full months’ rent.

  • What it Does: The MPTL ensures that the housing portion of the UC payment goes directly into your bank account, removing the risk of that portion being spent elsewhere.
  • The Arrears Deduction: Crucially, when an MPTL is approved, the DWP will usually deduct an extra amount from the tenant’s standard UC allowance to pay off the arrears. This deduction is typically 10% to 20% of the tenant’s standard allowance. This payment is sent to the landlord along with the MPTL until the arrears debt is cleared.
  • How to Apply: You must use the DWP’s specific online form for Landlord requests for an APA/rent arrears deduction.

For Tenants: How MPTL Helps You

If you are struggling to manage your finances or find yourself falling behind on rent, having a Managed Payment can be a safety net.

  • Automatic Payment: It simplifies your budgeting by removing the largest single outgoing (the UC housing element) from your monthly responsibility.
  • Protecting Your Home: By setting up the MPTL, you show your landlord and the DWP that you are taking proactive steps to clear your debt, which can often stop or delay any eviction proceedings.
  • How to Request: You can request the MPTL yourself at any time through your Universal Credit Work Coach or via your online UC journal, especially if you are having difficulty managing the single monthly payment.

Best Practice: Communication is Key

For both parties, the best protection is proactive communication and accurate documentation:

Action For the Tenant For the Landlord
Early Warning Tell your landlord immediately if you have applied for UC, as the five-week wait will cause a delay in your first payment. You can apply for a UC Advance Payment to help bridge this gap. Engage with your tenant as soon as the first payment is missed (after 7 days). This shows the DWP you attempted to resolve the issue directly before applying for an APA.
Documentation Always provide your landlord with a copy of your tenancy agreement and any official notice of your UC claim details, as they will need this for the MPTL application. Ensure the tenancy agreement clearly separates the rent amount from any service charges (UC only covers eligible housing costs). Provide a detailed rent statement showing the arrears amount.
The Shortfall Remember that the LHA may not cover your full rent. You are responsible for paying the gap every month. Make this shortfall payment your top priority. Clearly explain the LHA shortfall to the tenant so they understand they must pay a top-up amount alongside the UC payment.

 

By understanding these essential mechanisms, both London renters and landlords can navigate the UC system effectively, minimise the risk of arrears, and secure a more stable tenancy.

Are you interested in finding out more? Get in touch today

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The Ground Rent Trap: Retrospective Caps and the End of Leasehold as We Know It

The Ground Rent Trap Retrospective Caps and the End of Leasehold as We Know It

If you own or are looking to buy a flat in London, you will almost certainly be dealing with a leasehold. And if your property was built or sold in the last 25 years, you might have heard a term that strikes fear into the hearts of homeowners and mortgage lenders: the Ground Rent Trap.

The government has been working on radical reforms to overhaul this “feudal” system, aiming to protect existing leaseholders from unfair charges. The biggest, most controversial proposal is the move to cap ground rents retrospectively, meaning the rules could change for contracts that were agreed years ago.

Here is a clear breakdown of what ground rent is, why it became a trap, and what these groundbreaking reforms could mean for your asset’s value and service charges.

What is Ground Rent, and Why Did It Become a ‘Trap’?

To understand the problem, we first need to define the roles in a leasehold property:

  • Freeholder (Landlord): Owns the land and the building.
  • Leaseholder (Flat Owner): Owns the right to occupy the flat for a long period (the term of the lease, e.g. 99 or 125 years).

Ground Rent is the annual fee paid by the leaseholder to the freeholder. Historically, this was a nominal sum, often just a few pounds per year: a symbolic payment to acknowledge the freeholder’s ownership of the land (the “peppercorn” rent).

The Trap Explained

In the early 2000s, many developers began selling new flats with high, escalating ground rents. These clauses often dictated that the rent would double every 10 or 25 years.

  • The Financial Disaster: A starting rent of £250 per year could balloon to £8,000 per year within 50 years. This made the property financially toxic.
  • The Mortgage Problem: Many major banks and building societies refused to lend on properties with these “onerous” doubling clauses, meaning the flats became virtually unsaleable.
  • The Eviction Risk (The AST Trap): In London, if a ground rent exceeds £1,000 per year, the long leasehold can legally be treated as a short-term tenancy. This created a theoretical risk that the Freeholder could use a simplified court procedure to evict the leaseholder if the rent was unpaid. This terrified lenders. (Note: recent changes are addressing this specific eviction risk, but the financial issue remains.)

The Solution: Retrospective Caps

The Leasehold Reform (Ground Rent) Act 2022 already banned ground rents on most new leases (setting them to a “peppercorn,” or zero financial value).

The new, crucial change currently being drafted aims to address the existing leases that are already caught in the trap. The government has consulted on various options for placing a retrospective cap on these existing ground rents.

The Options (Explained Simply):

Proposed Cap Option What It Means for Your Current Lease Impact on the Leaseholder
Capping at a Peppercorn Your ground rent is instantly reduced to £0 per year. The maximum relief. Your lease is immediately much more valuable and mortgageable.
Capping at an Absolute Max Your ground rent cannot rise above a fixed monetary amount (e.g., £250 or £500). Protects you from indefinite doubling. Removes the major financial risk.
Capping at Original Rent Your ground rent reverts to the amount it was when the lease was first granted (e.g., in 2005) and cannot increase further. Halts any future increases, but you may still pay a few hundred pounds annually.

The move to retrospectively reduce the rent streams that freeholders legally purchased as investments is highly controversial and is currently facing significant legal challenges.

How the Ground Rent Cap Impacts London Flat Owners

This reform will have two major, interconnected effects on every London flat owner:

1. Asset Value and Saleability (The Biggest Win)

The ability to sell a flat is paramount in London. If your lease has a doubling ground rent clause, its value is already discounted because of the risk and the difficulty in securing a mortgage.

  • For Sellers: A retrospective ground rent cap would immediately remove this onerous clause, making the property acceptable to all mortgage lenders. This would likely cause a substantial uplift in the flat’s market value, potentially reversing the discount previously applied.
  • For Buyers: You gain peace of mind and clarity. The threat of spiralling costs is removed, making the property a safer long-term investment.

2. Service Charges and Building Management (The Unintended Consequence)

This is where the situation gets complicated. Freeholders often argue that ground rent is essential for maintaining building structure and providing services. While this is widely disputed (ground rent is not a payment for services – that’s what the service charge is for), reducing the freeholder’s income could have consequences:

  • Freeholder Exits: If ground rent is capped at zero, the freehold interest essentially becomes worthless. Investment firms holding these assets may face massive losses and could exit the market or even become insolvent.
  • Management Vacuum: If the Freeholder collapses, the management of the building could become confused, potentially impacting the timely collection of service charges or the execution of major works (like cladding replacement or roof repairs).
  • Shifted Burden: It is possible that, to compensate for the “lost” ground rent revenue, freeholders (or the new building managers) might try to be less generous or less transparent with service charges in the future, increasing pressure there.

The Takeaway: the retrospective cap is a huge step toward solving the biggest problem facing current leaseholders, but every London flat owner should stay informed about how the implementation of the cap will affect the day-to-day management of their building.

Are you still keen to find out more? Contact Homesearch Properties today.

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The £10k Renovation Trap: 5 Costly Home Improvements London Buyers Don’t Actually Value

The £10k Renovation Trap 5 Costly Home Improvements London Buyers Don't Actually Value

You’ve decided to sell your London home. Naturally, you want to maximise your profit, and your first thought is the classic formula: renovate, then sell high. You earmark £10,000 (or more) for a project, convinced that a shiny new feature will guarantee a bidding war.

Stop right there.

In the discerning, fast-moving London market, spending a fortune doesn’t always translate into a higher valuation. Buyers in the capital are often looking for two things: a blank canvas they can personalise, or guaranteed foundational quality.

The £10k Renovation Trap is spending heavily on highly visible, yet highly personal, upgrades that simply get ripped out by the next owner. Before you hire the builder, find out which five costly projects are most likely to fail the value test, and what smart, low-cost alternatives offer a far higher return on investment (ROI).

5 Costly Upgrades That Fail the London Value Test

1. The Ultra-Personalised Designer Kitchen

You love your bespoke, matte-black cabinetry and the built-in, bean-to-cup coffee station. Unfortunately, a London buyer walking through the door often sees a renovation budget they now have to spend to impose their own style.

  • The Trap: Spending £15,000+ on a kitchen that is highly specific to your taste (unique colours, high-end but niche appliances, or unusual layout). Buyers in high-value areas often budget to replace the kitchen entirely to fit their aesthetic.
  • The Buyer Thought: “It’s nice, but the counters aren’t quite right, and I’ll have to pay to rip out that coffee machine they love.”

2. Full Bathroom Reconfiguration (Moving Plumbing)

Relocating the toilet or shower to create a unique wet-room layout is incredibly complex and expensive due to London’s tightly packed, often Victorian-era plumbing.

  • The Trap: Moving structural walls or significant plumbing for a bespoke bathroom layout. This costs a fortune, generates months of hassle, and leaves the buyer with a layout they can’t easily change if they don’t like it.
  • The Buyer Thought: “That’s a lovely bespoke shower, but I want a proper bath, and moving the waste pipe back will be a nightmare.”

3. Artificial Grass & Complex Garden Features

Outdoor space is Gold Dust in London, but buyers want a flexible space, not a maintenance headache or a surface they can’t change.

  • The Trap: Installing expensive, wall-to-wall artificial grass, complex rockeries, or built-in pizza ovens and custom seating areas. These are often seen as restrictive or a sign of poor drainage beneath.
  • The Buyer Thought: “Great garden space, but I hate artificial turf, and I don’t want that bulky bench. That’s another expense to undo.”

4. Wall-to-Wall Carpeting (Beyond Bedrooms)

While cosy, wall-to-wall carpet throughout living areas and hallways can immediately date a property and obscure valuable period features.

  • The Trap: Investing £5,000 in luxurious, thick carpet for reception rooms and dining areas. Modern London buyers overwhelmingly prefer original period flooring for aesthetics and hygiene.
  • The Buyer Thought: “I’m going to have to rip all that up and pay to get the floorboards sanded, which means a big delay before I can move in.”

5. Proprietary, Niche Smart Home Systems

A seller’s dream high-tech system can be a buyer’s maintenance nightmare.

  • The Trap: Installing a complex, proprietary smart-home network (lighting, blinds, sound) that requires a specific app, specialist knowledge, and may be obsolete within a few years. Buyers fear the ongoing maintenance cost and lack of personal control.
  • The Buyer Thought: “It’s impressive, but if that central hub breaks, who do I call? I’d rather just use my own devices.”

 

The Exit Strategy: Smart, High-ROI Alternatives

Instead of falling into the £10k renovation trap, focus your budget on invisible quality and universal appeal. These low-cost moves offer the highest return in the London market:

Smart Upgrade (Low Cost) Estimated Cost Why it Works for London Buyers
Refinish/Restore Original Flooring £1,000 – £3,000 Reveals genuine period charm and provides the coveted blank canvas flooring buyers desire.
The Full Electrical Health Check £500 – £800 Buyers fear old wiring. Providing a certificate of inspection and modernising plug sockets (especially those with USB ports) offers tangible peace of mind.
Professional Re-grouting & Silicone £300 – £600 Instantly freshens an old bathroom, eliminates signs of damp or decay, and offers the illusion of a full refresh without the cost of new tiles.
Upgrade Ironmongery £200 – £500 Swap old, tarnished door handles, cabinet knobs, and light switches for modern, cohesive hardware (e.g., brushed brass or matte black). It’s a cheap, instant luxury upgrade.
High-Speed Fibre Readiness £0 (Just research!) Ensure your property is clearly marketed as ready for the fastest broadband speeds. For remote-working London professionals, this is often a higher priority than a new oven.

 

Don’t Renovate Blindly. Consult First.

The difference between a renovation that breaks even and one that nets you thousands is knowing your buyer. London buyers are smart, and they are factoring in the cost of undoing your personalisation before they make an offer.

Before you invest your savings, call the local experts. We’ll give you an honest, data-backed assessment of what your buyers actually value, ensuring your final preparations deliver the highest possible return.

Ready to sell smart? Contact Homesearch Properties today for a free, expert-led valuation.

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The ‘Flats are Back’ Phenomenon: Why London’s Post-Pandemic Buyers are Trading Gardens for Commute Speed

The 'Flats are Back' Phenomenon Why London's Post-Pandemic Buyers are Trading Gardens for Commute Speed

Remember 2020? The collective London dream pivoted almost overnight. Suddenly, everyone wanted a garden, a spare room for a home office and a postcode further afield. The attraction of outdoor space, even if it meant a longer commute or leaving the city altogether, was undeniable. Houses soared in popularity and flats, particularly those without outdoor space, saw a dip in demand.

Fast-forward to 2025 and the narrative is flipping.

Data from across the capital, particularly in central and well-connected boroughs, reveals a compelling shift: flats are back and, in some areas, they’re outperforming houses in terms of buyer demand and even price growth.

So, what’s behind this ‘flats are back’ phenomenon? It’s not one simple answer, but a combination of economic, social and logistical factors that are reshaping London’s property landscape.

Data Doesn’t Lie: A Shifting Preference

While the national picture might still favour detached homes, London operates by its own rules. Our internal market analysis, supported by broader industry reports, indicates:

  • Increased Enquiry Levels: We’re seeing a consistent rise in enquiries for well-located 1 and 2-bedroom flats, particularly those close to transport hubs or vibrant cultural centres.
  • Faster Sales Times: In specific zones, flats are experiencing shorter ‘time on market’ metrics compared to their larger, house-bound counterparts.
  • Stronger Price Resilience: While house prices might be stabilising, flats in key areas are showing robust resilience and, in some pockets, modest but notable price growth.

This isn’t just anecdotal; it’s a measurable trend that speaks volumes about evolving priorities.

Why the Shift? Unpacking the ‘Flats Are Back’ Equation

So, why are London buyers – who recently yearned for sprawling greenery – now embracing the urban apartment once more?

1. The Commute Conundrum: Time is the New Luxury

Post-pandemic hybrid working isn’t the same as permanent remote working. Most Londoners are now in the office 2-3 days a week. And those 2-3 days demand an efficient, stress-free commute.

  • The Explanation: Buyers are performing a ruthless calculation. Is that extra bedroom and garden in Zone 4 worth an additional 60-90 minutes of commuting per day, multiple times a week? For many, the answer is increasingly: no. The convenience of stepping onto the tube or a short walk to work has become a non-negotiable luxury, directly impacting mental well-being and free time.
  • Evidence: Areas with exceptional transport links (e.g. along the Elizabeth Line, Jubilee Line hubs, or vibrant Zone 2/3 centres) are seeing the strongest demand for flats.

2. Cost of Living Crisis: Downsizing the Debt

The rising cost of living – from energy bills to mortgage rates – is undeniably influencing purchasing decisions. Houses, particularly older ones, come with significantly higher running costs.

  • The Explanation: A smaller flat typically means lower utility bills, reduced council tax, and often a more manageable mortgage repayment. Buyers are prioritising affordability and seeking to reduce their financial commitments, even if it means sacrificing some square footage. It’s a pragmatic response to economic pressures.
  • Evidence: First-time buyers, traditionally targeting flats, are particularly sensitive to these costs, but even seasoned buyers are looking for ways to trim expenses.

3. The ‘Return to Life’ Factor: Urban Amenities Reign Supreme

London didn’t just open up post-lockdown; it roared back to life. Restaurants, theatres, galleries, parks and social hubs are bustling.

  • The Explanation: After two years of being cooped up, many Londoners are rediscovering their love for urban living. Being able to walk to a favourite restaurant, catch a show spontaneously, or simply feel the vibrant pulse of the city has become a powerful draw. A flat in a dynamic neighbourhood offers immediate access to these amenities, almost literally on the doorstep.
  • Evidence: Flats in culturally rich areas like Shoreditch, Islington, the south bank and thriving pockets of west London are seeing renewed interest from those craving connection and experiences.

4. The Investment Sweet Spot: Yield & Long-Term Growth

For investors and even owner-occupiers, flats in prime London locations often offer a more accessible entry point to the market, with strong rental yields and robust long-term growth potential.

  • The Explanation: While houses can offer higher capital appreciation, flats, particularly in central zones, often provide more consistent rental income and are less susceptible to short-term market fluctuations due to constant demand. For many, a well-located flat is a safer, more liquid investment.
  • Evidence: Rental demand for flats across London remains exceptionally high, bolstering investor confidence in this segment of the market.

Where are Flats Outperforming?

While the trend is broad, we’re seeing particular strength in:

  • Central London (Zones 1-2): Westminster, Islington, Southwark, the City of London and parts of Camden.
  • Key Transport Hubs: Areas around major stations like Canary Wharf, Stratford, London Bridge and areas with excellent Crossrail links.
  • Vibrant Local Centres: Neighbourhoods with strong independent retail, dining and green spaces, such as Angel, Clapham and Richmond (for riverside flats).

What Does This Mean for Your Property Value?

If you own a flat in a well-connected, amenity-rich London borough, this trend is excellent news. Your property is likely to be attracting strong buyer interest and could command a better price than anticipated a year or two ago.

If you’re considering selling, it’s crucial to highlight:

  • Commute Times: Emphasise proximity to tube/train stations and walking distances to key areas.
  • Local Amenities: Show off nearby restaurants, parks, cultural venues and shops.
  • Efficiency: Stress low running costs and the ease of ‘lock up and leave’ living.

The London property market is dynamic, constantly adapting to new realities. While the allure of a sprawling garden will always remain for some, the post-pandemic buyer is increasingly valuing convenience, affordability, and the vibrant tapestry of urban life, making the well-located London flat a highly sought-after asset once again.

Want to know more? Get in touch for an informal chat.

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Making Tax Digital for Landlords: What It Means, Who It Affects, and How to Prepare

Making Tax Digital for Landlords: What It Means, Who It Affects, and How to Prepare

If you’re a landlord and you haven’t heard of Making Tax Digital, or if you’ve been thinking ‘I know it’s coming, I’ll get round to reading up on it eventually’… well, here’s your friendly wake-up call…

Whether you’ve got a single buy-to-let or a large portfolio, the way you manage and report your rental income is changing… and for some landlords, that change is coming in less than a year!

But although it’s going to be a change to the status quo, there’s no need for pain or panic. In today’s blog we break down what Making Tax Digital (MTD) means, what the timeline looks like for different landlords, and what you need to do to prepare – without the jargon!

What is Making Tax Digital (MTD)?

In a nutshell, Making Tax Digital is HMRC’s plan to digitise the UK’s tax system. The goal is to make tax reporting easier, more accurate, and (eventually) entirely paperless.

Instead of filing one big tax return at the end of the year, landlords and other self-assessment taxpayers will submit quarterly digital updates to HMRC using MTD-compatible software. You’ll also need to keep digital records of income and expenses, ideally using proper accounting software.

HMRC’s view is that small, regular reporting is better than one annual rush. For landlords, it means a shift from the old “one deadline, lots of receipts in a shoebox” model to something more proactive.

Who does MTD apply to?

OK, let’s get specific – because not everyone is going to be affected, and for those that are, not everyone is affected right away.

For a start, this is really a change for Sole Trader landlords, rather than those who are letting out as limited companies.

For those sole trader landlords, Making Tax Digital for Income Tax Self Assessment (MTD for ITSA) is the part that you need to pay attention to.

It will affect UK landlords of residential or commercial property, or furnished holiday lets. Of those, here’s who will be affected by MTD:

  • Landlords Earning over £50,000 in gross income (not profit!) per year will be required to follow MTD rules from April 2026.
  • For those whose gross income is between £30,000 and £50,000, the start date is April 2027.
  • For those whose gross income is over £20,000 but less than £30,000 (most sole trader Landlords), the start date is April 2028.
  • Earning less than £20,000? You’re off the hook for now, but HMRC is still consulting on when (or if) these smaller landlords will be included in future phases.

📌 Important to note: If you earn income from multiple sources (e.g., self-employment and property), those figures are combined when calculating your total income for MTD thresholds.

📌 But Remember: income is assessed individually, so landlords who co-own a rental property will only declare their share of the gross income (i.e. if they own 50% of the property, they earn (and declare) 50% of the rent amount as their gross income – and hence most will fall into the lower threshold bracket, and many currently under).

What does MTD mean for landlords in practice?

Here’s the bottom line: once MTD kicks in for you, you’ll need to do your tax reporting digitally, four times a year – i.e. once a quarter, within a month of the quarter end, as well as a final annual declaration.

That means:

  • Keeping digital records of all rental income and expenses
  • Using MTD–compatible software (Excel with a bridging tool can work, but accounting software is better – and especially for any landlord with more than one or two rental properties)
  • Submitting quarterly updates to HMRC
  • Filing an annual final declaration (like your current tax return, but with most of the heavy lifting already done)

The tax itself you will still pay tax annually, as normal; it is just bringing in more regular reporting throughout the year.

What qualifies as MTD-compatible software?

HMRC doesn’t mandate a specific brand, but your chosen software must be able to:

  • Record income and expenditure digitally
  • Link directly to HMRC to submit your updates
  • Maintain digital records in line with MTD rules

Popular options include:

For those letting out property, a Landlord specific MTD reporting tool to consider is ‘Hammock’, which is being recommended by some well known figures in the industry.

As mentioned, for smaller landlords with simpler setups, Excel can still be used, but you’ll need special bridging software to make it compliant.

What about my letting agent? Can they manage MTD on my behalf?

If you work with a letting agent who offers property management, they may already use accounting software and can manage digital record-keeping on your behalf. Here at Homesearch Properties for example, we use Quickbooks to record-keep for our Landlords.

However, even if your agent record keeps, and however they do it for you, you will still be personally responsible for submitting returns unless you’ve authorised an accountant or bookkeeper to act on your behalf with HMRC. It’s worth having a conversation with your agent or accountant now to clarify who’s doing what.

What are the benefits of MTD for landlords?

We get it; new systems and more admin never sounds encouraging. But once you’re set up and have got yourself through that learning stage, there are real advantages:

  • Better financial visibility – Quarterly reporting encourages you to stay on top of your finances, not just once a year.
  • Fewer mistakes – Automation reduces human error and missed deductions.
  • Less stress at tax return time – Most of the work is done throughout the year.
  • More sustainable and modern – A fully digital system is more future-proof and better for the environment than piles of paper and printer ink

What if I don’t comply?

After whatever date MTD becomes mandatory for you, depending on your threshold, failing to comply could result in:

  • Penalties for late submissions
  • Fines for failing to keep proper digital records
  • In some cases, additional scrutiny or investigations

It’s not optional once you meet the income threshold, and therefore getting familiar early can save a lot of stress later.

How can landlords prepare now?

Even though MTD for landlords doesn’t start until at least next April, the time to prepare is now. Here’s what to do:

  • Check your income: Is your total gross income over £20,000, £30,000 or £50,000? Get it worked out to work out your MTD start date (remembering that other self-employed income will contribute to it).
  • Start using digital records: Even if you’re not required to yet, it’s a good idea to get into practise. Transition from paper to software if still using paper record keeping.
  • Choose your software: Look into tools that suit your portfolio size and complexity. As mentioned, Hammock seems particularly good, set up as it is specifically for landlords.
  • Speak to your agent or accountant: Ask what support they offer for MTD and clarify who’s doing what.
  • Keep personal and property finances separate: Having a dedicated bank account for your rental income and expenses will make MTD compliance (and life in general) much easier, especially as your software will link to your bank account.
  • Stay informed: HMRC is still tweaking the rollout, so staying in the loop will help you adapt quickly.

Final thoughts: It’s not as scary as it sounds

Change is never fun, especially when it comes to anything with an acronym! And more especially still, when deadline, tax and HMRC is involved.

But MTD doesn’t have to be overwhelming.

In fact, it’s a chance for landlords to modernise how they manage their properties. With the right tools and advice, most landlords will find it’s actually simpler and more efficient than the old system.

And the best part? By getting ahead of the game now, you can avoid the last-minute scramble, save yourself time and stress, and maybe even boost your bottom line.

Need help navigating MTD?

Whether you’re a hands-on landlord or prefer a fully managed service, it’s worth speaking to your letting agent or accountant now to get a plan in place.

Making Tax Digital is coming. But with the right preparation, it could become the easiest change of all, and one that works in your favour long term, saving you time and accountant expenses.

📌 TL;DR: Making Tax Digital for Landlords (MTD)

  • MTD for landlords begins in April 2026 for those earning over £50,000 in gross income.
  • Quarterly digital submissions will replace annual paper returns.
  • Software like Xero, QuickBooks, FreeAgent, Sage, and Hammock is required.
  • Limited companies are excluded—MTD applies to sole trader landlords.
  • Start preparing now: get digital, choose your software, and clarify roles with your accountant or agent.
  • Penalties apply for non-compliance once MTD is mandatory.
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Government urged to consider changes to NPPF or risk missing housebuilding target

Proposed reforms to the National Policy Planning Framework and other changes to the planning system in response to a Ministry of Housing, Communities and Local Government consultation on this issue has gained support from Propertymark. 

The professional body backs implementing changes to the planning system and is keen to see a system which represents the needs of residents and supports the building of necessary houses to keep pace with demand.  

Propertymark believes it is vital the ministry initiate changes which will assist the UK government with their aim of constructing near 2 million new homes during this parliamentary term.  

Lat month, Propertymark led a roundtable with members of their sales division to hear opinions about what is working with the planning system and what needs improving.  

Responses highlighted a lack of local knowledge and consistency among local council planning officers and stated that planning requirements should be tailored to each area. Properties, therefore, need to be built for the specific needs of local neighbourhoods, as one area may need more housing for older residents than others, for example.  

Members stressed that construction remains expensive, so councils would either have to build more affordable homes themselves or subsidise developers to meet precise demand.  

To make matters more difficult, members said that there is a lack of incentives for landowners to sell to develop.  

They also warned that without a long-term housing strategy from successive governments, there can be no way for politicians to ensure that there are housing options across all tenures to meet the needs of local communities on an individual basis.  

There was also strong feeling that new homes should also be built on brownfield sites first, be more energy efficient, and not compromise any natural landscapes. 

Commenting on members’ feedback, Rose Forman, policy and campaigns officer at Propertymark, said: “Focusing on planning reform is an important step for the UK government to deliver the magnitude of new homes it has promised. Propertymark consulted with our members who said there is a greater need for planning requirements to be more area specific, and for greater local knowledge and consistency in the decisions made by local authority planning officers. 

“Our members want to see homes built for the demographics who will need them and in the precise locations for which there is demand. The type and cost of construction must be taken into consideration and the UK Government must have a long-term strategy which future-proofs our towns, villages and cities for generations to come. New homes must be energy efficient and built around robust supporting infrastructure, such as upgrades to road and public transport setups, as well as wide ranging health and education provision.”  

Proposed reforms to the National Policy Planning Framework and other changes to the planning system in response to a Ministry of Housing, Communities and Local Government consultation on this issue has gained support from Propertymark. 

The professional body backs implementing changes to the planning system and is keen to see a system which represents the needs of residents and supports the building of necessary houses to keep pace with demand.  

Propertymark believes it is vital the ministry initiate changes which will assist the UK government with their aim of constructing near 2 million new homes during this parliamentary term.  

Lat month, Propertymark led a roundtable with members of their sales division to hear opinions about what is working with the planning system and what needs improving.  

Responses highlighted a lack of local knowledge and consistency among local council planning officers and stated that planning requirements should be tailored to each area. Properties, therefore, need to be built for the specific needs of local neighbourhoods, as one area may need more housing for older residents than others, for example.  

Members stressed that construction remains expensive, so councils would either have to build more affordable homes themselves or subsidise developers to meet precise demand.  

To make matters more difficult, members said that there is a lack of incentives for landowners to sell to develop.  

They also warned that without a long-term housing strategy from successive governments, there can be no way for politicians to ensure that there are housing options across all tenures to meet the needs of local communities on an individual basis.  

There was also strong feeling that new homes should also be built on brownfield sites first, be more energy efficient, and not compromise any natural landscapes. 

Commenting on members’ feedback, Rose Forman, policy and campaigns officer at Propertymark, said: “Focusing on planning reform is an important step for the UK government to deliver the magnitude of new homes it has promised. Propertymark consulted with our members who said there is a greater need for planning requirements to be more area specific, and for greater local knowledge and consistency in the decisions made by local authority planning officers. 

“Our members want to see homes built for the demographics who will need them and in the precise locations for which there is demand. The type and cost of construction must be taken into consideration and the UK Government must have a long-term strategy which future-proofs our towns, villages and cities for generations to come. New homes must be energy efficient and built around robust supporting infrastructure, such as upgrades to road and public transport setups, as well as wide ranging health and education provision.”  

Original Post: https://propertyindustryeye.com

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10 Tips for a Successful Rental Home Search in London

How Much Can I Borrow for a Home Loan 2

Finding a rental property in London can feel like a daunting task, especially if you’re new to the city or unfamiliar with the process. London’s vibrant rental market offers a variety of homes, ranging from modern apartments to traditional houses, all set against the backdrop of one of the world’s most dynamic cities. However, to secure the ideal rental property that suits both your budget and lifestyle, it’s essential to have a strategy in place.

In this guide, we’ll share essential tips to help you streamline your rental home search in London. Whether you’re a first-time renter or a seasoned tenant, these tips will help you navigate London’s rental market with confidence.

1. Start Your Search Early

The London rental market moves quickly, with desirable properties often being snapped up in a matter of days. Starting your rental home search early gives you more time to explore different neighbourhoods, compare prices, and arrange viewings. Aim to begin your search at least 6-8 weeks before your intended move-in date. This allows you to get a good sense of what’s available within your budget and avoid the pressure of making hasty decisions.

Ready to start your home search? Browse through Homesearch Properties today to explore current listings in London and book a viewing.

2. Determine Your Budget

Before diving into your search, it’s crucial to have a clear understanding of your budget. London is known for its high living costs, and rental prices vary significantly depending on the neighbourhood and type of property. Take into account not just the rent itself, but also other monthly expenses such as utility bills, council tax, internet, and transportation costs.

When setting your budget, consider setting aside at least 10% of your income for unexpected costs, like repairs or increases in rent. In general, it’s advised not to spend more than 30-40% of your monthly income on rent to ensure you have enough for other living expenses.

Need help finding a property within your budget? Use our advanced search filters on the Homesearch Properties  website to customise your search.

3. Choose the Right Neighbourhood

London is a vast city with a variety of neighbourhoods, each offering its own unique character, amenities, and pricing. Choosing the right area is just as important as choosing the right property. Consider factors like proximity to work, public transport links, schools (if you have children), and local amenities such as supermarkets, parks, and cafes.

Some popular areas for renting in London include:

  • East London: Trendy and increasingly popular with young professionals, areas like Shoreditch and Hackney offer a mix of vibrant nightlife, markets, and art galleries.
  • South London: Areas like Clapham and Brixton offer a diverse and lively atmosphere with great transport links into the city.
  • West London: Known for its more affluent vibe, neighbourhoods like Notting Hill and Kensington are ideal if you’re looking for picturesque streets and high-end boutiques.
  • North London: Camden and Islington offer a mixture of culture, nightlife, and excellent schools, making them popular with both young professionals and families.

Not sure which neighbourhood suits you best? Explore our detailed area guides on the Homesearch Properties London website to find the perfect location for your next rental home.

4. Know What to Look for During Viewings

When viewing properties, it’s important to keep an eye out for key details that could affect your living experience. While it’s easy to get caught up in the excitement of a new home, make sure to thoroughly inspect the following:

  • General Condition: Look for any signs of damp, mould, or structural issues. Check windows for drafts and make sure all appliances (such as ovens, fridges, and washing machines) are in working order.
  • Security: Check that all doors and windows have secure locks. If you’re viewing a flat, ask about the building’s security measures, such as a secure entry system or CCTV.
  • Heating and Water Systems: Make sure the heating system is in good condition and that there’s adequate insulation to keep the property warm during colder months. Additionally, check that the water pressure and heating work well, especially in older properties.
  • Noise Levels: London can be a busy city, so pay attention to noise levels both inside and outside the property. Ask the landlord or agent about any known noise issues, such as construction work or noisy neighbours.

Call to Action: Find your ideal rental home in London with peace of mind. Browse verified listings on Homesearch Properties  to schedule a viewing today.

5. Understand Your Legal Rights as a Tenant

Renting in London comes with certain legal protections. As a tenant, you have rights under the law, and it’s important to be aware of these when signing a tenancy agreement. Here are a few key points to keep in mind:

  • Tenancy Agreement: This contract outlines the terms of your rental, including rent amount, deposit, and length of tenancy. Make sure you read it carefully and understand all clauses before signing.
  • Deposit Protection: Your landlord is legally required to place your deposit in a government-backed tenancy deposit protection scheme. This ensures that your deposit is returned at the end of your tenancy, provided no damages or unpaid rent are due.
  • Repairs and Maintenance: Your landlord is responsible for maintaining the property in a habitable condition. If any essential repairs are needed (such as plumbing or electrical issues), it’s their responsibility to fix them.
  • Eviction Notice: Your landlord must give you proper notice if they wish to terminate your tenancy, typically two months for most assured shorthold tenancies.

Need more advice on renting? Visit our Homesearch Properties  blog for tenant resources and expert guidance.

6. Be Ready to Act Fast

As mentioned earlier, London’s rental market moves quickly. Once you find a property you like, it’s crucial to act fast. Have all necessary documents ready to submit to the landlord or letting agent, such as proof of income, references from previous landlords, and a copy of your passport or visa.

Some landlords or letting agencies may request a holding deposit to take the property off the market while your application is processed. This is typically equivalent to one week’s rent, and it’s refundable or deducted from your first month’s rent if your tenancy is finalised.

Get ahead of the competition! Register on Homesearch Properties London to receive instant alerts on new listings that match your preferences.

7. Use a Reputable Letting Agent

Navigating the London rental market can be overwhelming, especially if you’re unsure where to start. A reputable letting agent can simplify the process and provide you with access to properties that might not be listed on the open market. Agents also have experience dealing with landlords and can help you negotiate terms, making the rental process smoother for you.

When choosing a letting agent, ensure they are registered with a recognised professional body, such as ARLA Propertymark or the National Approved Letting Scheme (NALS). This provides peace of mind that the agent is adhering to high standards of professionalism.

Looking for trusted letting agents in London? Contact the team at Homesearch Properties today to get expert help with your rental home search.

8. Understand the Costs Involved

In addition to monthly rent, there are several upfront costs associated with renting a home in London that you need to budget for:

  • Holding Deposit: As mentioned earlier, this is usually equivalent to one week’s rent and is held while your tenancy agreement is being processed.
  • Security Deposit: This is usually capped at five weeks’ rent for most properties.
  • First Month’s Rent: Many landlords require the first month’s rent to be paid upfront.
  • Moving Costs: Factor in the costs of moving services, transportation, and any new furniture or appliances you might need.

Be sure to factor in these costs so you’re financially prepared to secure your new home.

Ready to take the next step? Explore available properties at Homesearch Properties and find your new rental home today.

9. Consider Short-Term vs Long-Term Tenancies

London’s rental market offers a range of tenancy options, and it’s worth considering what’s best for your situation. Short-term tenancies are great if you’re only staying in the city for a few months, whereas long-term tenancies offer more stability. Make sure the tenancy length works for you, and don’t be afraid to negotiate if you prefer a longer or shorter contract.

Whether you’re looking for a short-term or long-term rental, Homesearch Properties  has a range of flexible options to suit your needs.

10. Stay Organised

Finally, staying organised throughout the home search process is key. Keep track of properties you’ve viewed, the pros and cons of each, and any important deadlines for securing your new home. This will help you stay on top of your rental home search and ensure that you don’t miss out on your ideal property.

Simplify your rental home search in London with Homesearch Properties. Save your favourite listings, set up alerts, and get expert advice to make your next move stress-free.

Renting in London doesn’t have to be overwhelming. By following these tips and working with a trusted letting agent, you can make your rental home search as smooth as possible. Whether you’re looking for a modern flat in the heart of the city or a cosy home in a quiet suburb, your ideal property is out there waiting for you. Start your journey with Homesearch Properties and find the perfect home today.

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Capital gains tax speculation leads to ‘significant increase in market appraisal’

Capital gains tax speculation leads to ‘significant increase in market appraisal’

There are growing that potential tax changes in the Autumn Budget next month may curb demand and increase downwards pressure on prices in higher-value markets

Rachel Reeves has not yet delivered her Budget but it is already having repercussions in the property market.

The government has said private schools will be charged VAT from January, but other announcements on 30 October may focus on capital gains tax (CGT), non doms, pension tax relief and inheritance tax.

By Tom Bill, head of UK residential research at Knight Frank, commented: “While there was a 34% increase in the number of sales in London in July and August compared to the five-year average, there was a 16% decline above £2 million, Knight Frank data shows.

“When you consider that £2 million-plus sales accounted for 22% of the £11.7 billion raised in stamp duty last year, it highlights the risk of tax rises having unintended consequences.

“The other way in which the Budget is impacting the property market relates to CGT and speculation that it may increase from its current level of 24%.

“Supply looks set to rise this autumn, which will be driven in part by owners attempting to sell before any changes are introduced.”

In an indication that more sellers are planning to list their property, the number of market valuation appraisals in August was 25% above the five-year average in London, Knight Frank data shows. Any future rise in supply would increase downwards pressure on prices.

“We are seeing a significant increase in market appraisals and listings from clients who have residential lettings portfolios,” said Andrew Groocock, chief operating officer of Knight Frank’s estate agency business.

“There is a feeling among many owners that they are better off bringing their properties to the market now and perhaps accepting a price that is 5%-10% lower, rather than running the risk of a CGT increase after the Budget.”

Average prices in prime central London (PCL) continued to edge down on a monthly basis in August. A fall of 0.2% took the annual change to -2.3%, which was the 16th month in a row the annual change was negative.

In fact, annual price growth in PCL has not been above 3% since March 2015 and prices remain 18% down on their last peak in August 2015.

Prices in prime outer London were flat in the 12 months to August as lower-value, needs-driven property markets perform more strongly. By comparison, prices in POL are 8% below their last peak in July 2016.

As far as lettings is concerned, rental value growth continued its return to earth in August as supply climbed and demand fell. Overall, rents rose 2.1% in prime central London (PCL) and 2.2% in prime outer London (POL).

In both cases, it was the lowest figure since the summer of 2021 when the long-let market was flooded with short-let properties during the pandemic. Supply subsequently fell sharply, in part thanks to landlords selling up during a stamp duty holiday, which meant rents were growing by more than 20% in the early months of 2022 as demand far exceeded supply.

The chart below shows how the market has rebalanced and put downwards pressure on rents.

The number of new listings in August was 8% below the five-year average, Rightmove data shows. That compares to much steeper declines in recent years.

Meanwhile, the number of new prospective tenants was 11% below the five-year average in August, partly due to a decline in overseas students applying to study in the UK.

The number of students accepted from China, which accounted for the largest proportion of overseas students in 2021/22, dropped 6% to 10,950 this year, according to UCAS data.

UK universities may have reached “peak China”, according to comments last year from the head of the Universities and Colleges Admissions Service, for reasons that include visa and tax changes as well as the fact rents have risen in recent years.

“International students coming to the UK are tending to focus on London more closely than other cities” said John Humphris, head of Relocation & Corporate services at Knight Frank. “With fluctuations in applications from China, but notable increases from Turkey and Canada, London remains an evergreen destination in spite of competition from other global education hubs, notably Australia”

Average rents in PCL are 34% higher than they were before the pandemic in February 2020, while the equivalent rise in POL is 29%.

While rents are normalising, there is a risk that upwards price pressure may intensify as more landlords sell due to possible legislative changes.

First, there is speculation that capital gains tax may increase from its current level of 24% in next month’s Budget.

In an indication that more sellers are planning to list their property ahead of possible changes, the number of market valuation appraisals for sale in August was 25% above the five-year average in London, Knight Frank data shows. Conversely, any future rise in supply would increase downwards pressure on prices.

“We are seeing a significant increase in market appraisals and listings from clients who have residential lettings portfolios,” said Andrew Groocock, Chief Operating Officer of Knight Frank’s estate agency business.

“There is a feeling among many owners that they are better off bringing their properties to the market now and perhaps accepting a price that is 5%-10% lower, rather than running the risk of a CGT increase after the Budget.”

Second, there is uncertainty over the revived Renter’s Reform Bill, as previously explored. Measures could include making it harder to evict tenants and tighter rules around the green credentials of lettings properties, according to recent press reports.

Original Post from https://propertyindustryeye.com

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New housing policies: Angela Rayner’s speech at Labour Party Conference

New housing policies Angela Rayner’s speech at Labour Party Conference

Angela Rayner set out measures to protect renters from fire safety defects, damp and mould in her speech at the Labour Party conference yesterday.

The deputy prime minister and housing secretary, committed to “building homes fit for the future”, while also pledging to bring forward a Remediation Acceleration Plan this autumn to speed up the removal of unsafe cladding on high-rise buildings.

Other measures Rayner announced on Sunday included consulting on a new “decent homes standard” for the social and private rented sectors, and a new law to make landlords respond to complaints about disrepair within legally binding timescales.

Here is part of Rayner’s speech relating to housing at the Labour Party Conference yesterday:

“14 years of Tory chaos has not just left its mark on people’s jobs, but on homes too.

Not enough are being built. The Tories failed to meet their targets year, after year, after year.

Michael Gove handed back nearly £2 billion to the Treasury in unspent housing funds. Mortgages have soared. Leaseholders are left at the mercy of eye-watering charges. Renters face crippling rent hikes in damp and mouldy homes. Homelessness is all around us.

The simple aspiration of a safe, secure and affordable home is further out of reach than ever and we can’t go on like this. So change must begin at home.

We are tackling the Tories’ housing emergency.

We will get Britain building and building decent homes for working people.

A new planning framework will unlock the door to affordable homes and provide the biggest boost to social and affordable housing in a generation.

And Conference, our renters’ bill will rebalance the relationship between tenant and landlord and end no fault evictions – for good.

Our long-term plan will free leaseholders from the tyranny of a mediaeval system.

And a cross-government taskforce will put Britain back on track to ending homelessness.

Whether you’re a leaseholder, a tenant, a home-buyer or without somewhere to live – this government is on your side.

But my mission is not just to build houses, it is to build homes.

Because we cannot build at any cost. These new homes must be warm, secure and most importantly safe.

We will give families the security they need to have the best start in life.

I know first-hand the difference a decent home can make.

When I was growing up we didn’t have a lot. But we had a safe and secure home. Today, not everyone does.

Working with the Prime Minister on the Grenfell Inquiry was the most sobering moment of my career: 72 lives lost, 18 children, all avoidable. A fatal failure of market and state. A tragedy that must never happen again.

It is completely unacceptable that we have thousands of buildings still wrapped in unsafe cladding seven years after Grenfell.

And that’s why we will bring forward a new remediation action plan this Autumn to speed up the process and we’ll pursue those responsible – without fear or favour.

This must lead to new, safer social housing for the future.

Under the Tories, new social housing plummeted.

We will reverse that tide – with an ambition to be build more social homes than we lose, within the first financial year of this Labour Government.

In my first weeks in office, I set out how we will start this council housing revolution.

But Conference, with Government support must come more responsibility.

This is why today I want to give you my promise that this Labour Government will take action to ensure all homes are decent and safe, and residents are treated with the respect they deserve.

And Conference, of course, many Housing Associations, councils and landlords do good by their tenants and I know how hard they’ve had it after 14 years under the Tories.

Which is why I will work in partnership with the sector to deliver the change.

I will clamp down on damp and mouldy homes by bringing in Awaab’s Law in the social rented sector this autumn and we’ll extend it to the private rented sector too.

We will consult and implement a new Decent Homes Standard for social and privately rented homes, to end the scandal of homes being unfit to live in.

We will also ensure social housing staff have the right skills and experience. And I will ensure 2.5 million housing association tenants in this country can hold their landlord to account for their high quality services and homes. So that repairs and complaints are handled faster, but more importantly, so social housing tenants are treated fairly.

I am under no illusion about the mountain we have to climb.

We all saw that this summer: violent extremists preyed on our communities and local councils were left picking up the pieces.

Local leadership is the foundation of strong communities.

That’s why I have put local government back where it belongs, at the heart of my department’s name and mission.”

Original Post from propertyindustryeye.com