Starmer's government one year in

Last July, the Government won the election with a promise to reform housing, focusing on security, standards, and sustainability in the private rented sector (PRS). A year on, it’s time to review the key proposals put forward and examine their progress so far. Public affairs officer Mia Rotaru explains more.

The Renters’ Rights Bill 

One of the Government's flagship plans, the Renters’ Rights Bill, was announced shortly after the election, building on the draft Renters’ Reform Bill introduced under the previous government. This Bill is designed to transform tenant security and stability. 

Key measures include: 

• The abolition of Section 21 notices, ending short notice 'no-fault' evictions.

• The introduction of open-ended periodic tenancies, enhancing renter security while allowing landlords to regain possession on lawful grounds. 

• The expansion of tenant rights to request pets and protection against discrimination based on family status or receipt of benefits. 

• The introduction of Awaab’s Law to the PRS, establish an ombudsman and PRS database. 

Where we are now: 

Despite a promise to abolish Section 21 'immediately', the Renters’ Rights Bill has taken some time to progress through Parliament. It is currently in its final stages in the House of Lords and is unlikely to receive Royal Assent until autumn 2025.  

The Bill includes powers to introduce a  Decent Homes Standard that would apply across both social housing and the PRS, with the Government launching its consultation on the plans this week. The Bill will also extend Awaab’s Law to the PRS, as well as establish an Ombudsman and PRS database. 

Planning and Infrastructure Bill 

The Renters’ Rights Bill isn’t the only piece of housing legislation on the agenda. The Planning and Infrastructure Bill is an ambitious reform that aims to streamline and accelerate the delivery of new homes and critical infrastructure. It is designed to support the delivery of 1.5 million safe and decent homes in England and fast-track 150 planning decisions on major economic infrastructure projects by the end of this Parliament. 

Key measures include: 

• The introduction of spatial Development Strategies to align local plans with national housing targets and infrastructure priorities. 

• Mandatory training for planning committee members to improve planning decisions. 

• Measures to streamline approvals and accelerate housing delivery. 

Where we are now: 

The Bill is due for its second reading in the House of Lords on 25th June 2025. The detailed scrutiny of the Committee stage should be expected in autumn. 

English Devolution Bill  

The Government published a White Paper on 16th December 2024 outlining its strategy to reshape devolution across England. 

Key measures include: 

• A new three-tier devolution framework. Primary legislation will set out the powers on offer to ‘strategic authorities’, which is the new term that includes combined authorities. 

• Plans to grant statutory powers to strategic authorities on housing and spatial planning, transport, economic development, the environment and climate, health and public service reform, and public safety. 

• The need for Spatial Development Strategies for all regions, with mayors given casting votes. 

Where we are now: 

The White Paper has served as the basis for drafting the English Devolution Bill, expected to be introduced in Parliament in 2025. 

Leasehold and Commonhold Reform Bill 

Despite the Leasehold and Freehold Reform Act 2024 receiving Royal Assent before the general election, further reforms were announced in the King’s Speech last year. 

A draft Leasehold and Commonhold Reform Bill has been proposed to overhaul the leasehold system and strengthen leaseholders’ rights through new powers and protections. 

Additionally, a Commonhold White Paper was published in March 2025, outlining the Government’s vision to make commonhold the default tenure for flats in England and Wales 

Key measures include: 

• The implementation of remaining Law Commission recommendations to make lease extension and freehold purchase easier. 

• A consultation on restricting new leasehold flats and regulating ground rents for existing leaseholders. 

• Strengthened rights for freeholders on mixed-tenure estates. 

• Reforms to the regulation of property management agents (consultation due in 2025). 

Where we are now: 

Leasehold reform proposals were debated late last year when the Government committed to publish a draft Leasehold and Commonhold Reform Bill in the second half of 2025, allowing for broad consultation and further parliamentary scrutiny. Some provisions in the Leasehold and Freehold Reform Act have been implemented, including the end of the “two-year rule” and changes to Right to Manage. 

Energy performance certificates (EPCs) and minimum energy efficiency standards (MEES)

The Government has reaffirmed its commitment to improving energy efficiency in the PRS. To support this, the Government held two consultations: one in December 2024 on reforms to the Energy Performance of Buildings regime, focusing on updating rules for energy performance certificates (EPCs) and another in February 2025 specifically on raising the minimum energy efficiency standards (MEES) for privately rented homes. 

Key measures include: 

• Plans for all private rented homes to meet a new EPC Band C standard by 2030. This is expected to differ from the current EPC Band C, as there will be changes to the way EPCs and Minimum Energy Efficiency Standards (MEES) are measured.

• A requirement meaning landlords must always have a valid EPC in place, similar to the requirement for a gas safety certificate. 

• An extension of the EPC requirement to include room-only HMOs, listed buildings, and short-term lets. 

• A proposed new cost cap limiting landlords’ spending on energy upgrades to a maximum of £15,000 per property. 

Where we are now:  

The Government has proposed a tight timeline for the planned MEES changes. Later this year, it is expected to consult on the new Home Energy Model (HEM) methodology and to provide responses to consultations on EPC reform and MEES. 

What’s next for the Government agenda? 

Many of the proposed measures are still under consideration and will require accompanying regulations, guidance, and transition periods before full implementation. Some policies also depend on further consultations and responses to shape their final form.

Even after they become law, the Government must continue to monitor their effectiveness and ensure they do not unintentionally disrupt the housing market. 

Landlords and other stakeholders are encouraged to stay actively engaged with these developments to help influence how new standards and frameworks will be applied in practice. 

More information

• For more information about the Renters’ Rights Bill, visit our page here 

• For more information on what was discussed in this week’s Report stage of the RRB, click here. 

• For more information about energy efficiency, visit our page here.   

• To subscribe to our upcoming webinar, click here  

• To watch our previous webinars on RRB and MEES click here. 

Photo credit: Keir Starmer ©House of Commons

To watch a video outlining the changes we have seen over the last 12 months, click below: