The UK government has ruled out introducing rent controls in England, with Housing Secretary Angela Rayner saying existing reforms are already strengthening protections for tenants.
Speaking during an interview with BBC Breakfast, Rayner said Prime Minister Andy Burnham’s government was not considering rent freezes or rent caps. She argued that such measures had not consistently reduced rental costs in places where they had been introduced.
“I don’t think rent freezes or rent controls are the way forward at the moment,” she said.
Rayner added that the Renters’ Rights Act had given tenants greater protection and was already having a significant impact on the private rental market.
The legislation came into force in England on 1 May 2026. It converted most assured shorthold tenancies into rolling periodic tenancies, ended Section 21 “no-fault” evictions and limited landlords to one rent increase a year.
Landlords must also give tenants at least two months’ notice before increasing rent. Tenants can challenge proposed increases if they believe the new amount is above the market rate.
Rayner acknowledged that Burnham had previously supported a temporary rent freeze while serving as Mayor of Greater Manchester during the height of the cost-of-living crisis.
However, she said the government now believed that stronger tenancy rights, restrictions on rent increases and improved enforcement offered a better long-term solution.
Campaigners criticise decision
The decision has drawn criticism from campaigners and opposition politicians.
The Green Party has called on the Burnham government to introduce rent controls as part of a wider package to support tenants struggling with high housing costs.
London Mayor Sir Sadiq Khan has also repeatedly called for powers to limit rent increases in the capital. City Hall has argued that London should be allowed to introduce rent controls while exempting some newly built rental properties to protect housing supply.
Rayner also acknowledged that the government’s target of delivering 1.5 million new homes remained difficult because of rising construction costs and other pressures affecting the housing industry.
However, she insisted that the government remained committed to increasing the supply of homes, particularly council and social housing.
The government’s wider cost-of-living programme includes removing VAT from household electricity bills, restoring the £2 bus fare cap and reducing business rates for pubs, clubs and live music venues.
Burnham’s housing plans
Before becoming prime minister, Burnham outlined proposals for a major housing overhaul that could affect renters, landlords, first-time buyers and homeowners across England.
His plans included a large council housebuilding programme, tougher action against landlords who fail to maintain their properties, and possible reforms to council tax and stamp duty.
However, many of these measures are not yet in force. Some would require formal government announcements, additional funding and parliamentary approval before they could be introduced.
People planning to buy, rent or remortgage a property should therefore continue to follow the rules currently in place.
Burnham, the former Mayor of Greater Manchester and current MP for Makerfield, has placed housing near the centre of his political programme. His record in Greater Manchester suggests that his government will focus on expanding social housing, improving standards in the private rental sector and giving local authorities greater powers to deal with poor-quality properties.
Related New Daily Prime reports
UK Mortgage Approvals and Household Borrowing
Pound Rises as UK Political Uncertainty Eases
Burnham Promises Major Council Housebuilding Drive
Burnham promises major council housebuilding programme
One of Burnham’s main proposals is what he has described as the largest council housebuilding programme since the Second World War.
Council housing refers to homes owned by local authorities and offered at rents that are usually lower than those charged in the private market.
Burnham argues that building more homes for social rent would help families who cannot afford private rents or current property prices.
His government is considering how the existing £39 billion Social and Affordable Homes Programme can place greater emphasis on homes offered at genuine social rents.
However, analysis by the Resolution Foundation suggests that the programme may require additional funding if Burnham wants to deliver the number of council homes he has promised. The think tank estimated that the plan could face an annual funding gap of about £800 million.
Greater Manchester had already announced plans to build thousands of council and social homes, including developments on brownfield land and surplus publicly owned property.
A national programme would nevertheless face practical obstacles. Councils would need suitable land, planning permission, skilled construction workers and long-term funding.
The homes would also take several years to complete, meaning the programme would not provide an immediate answer for people currently struggling with high rents, homelessness or temporary accommodation.
Tougher rules proposed for private landlords
Burnham’s record in Greater Manchester also points towards tighter regulation of private landlords.
The Greater Manchester Good Landlord Charter was created to encourage landlords to meet agreed standards for property conditions, safety and management.
The wider approach combines support for responsible landlords with stronger enforcement against those who leave tenants in unsafe or poorly maintained homes.
Possible national measures linked to Burnham’s programme include an independent inspection system for rented properties, a national register of landlords and compulsory improvement plans for homes that fail to meet required standards.
Burnham has also supported stronger compulsory purchase powers.
Compulsory purchase allows a public authority, under clearly defined legal conditions and with compensation, to acquire property without the owner’s agreement.
Such powers would not allow councils to seize any privately owned home without justification. Authorities would have to follow legal procedures, show that the action served the public interest and meet the relevant compensation requirements.
Burnham has previously supported tougher penalties for repeat offenders and called for powers to control rents.
Critics argue that stricter regulations and price controls could encourage some landlords to leave the market, reducing the number of homes available to tenants.
Supporters say stronger enforcement is necessary because tenants should not be expected to live in damp, unsafe or badly maintained accommodation.
Council tax and stamp duty could be reformed
Burnham has also criticised the council tax system, describing it as regressive because bills are still based on property values assessed in 1991.
He has previously supported replacing council tax, and possibly stamp duty, with a system linked more closely to land or current property values.
Stamp duty is a tax paid by many people when purchasing property, while council tax is charged annually by local authorities to fund public services.
Supporters of property tax reform argue that the current system places a disproportionate burden on some lower-value properties and can discourage people from moving home.
Replacing stamp duty could reduce the upfront cost of buying a property, particularly for first-time buyers and older homeowners seeking to move into smaller homes.
However, an annual property or land tax could leave some households paying more.
Older homeowners living in valuable properties but receiving modest incomes could face financial difficulties unless the government introduced exemptions, payment deferrals or other protections.
The exact winners and losers would depend on the tax rate, the valuation system and the safeguards provided.
Burnham has not yet published a complete national proposal setting out how such a system would operate.
What buyers, renters and homeowners should do
The proposals do not currently change existing mortgage agreements, tenancy contracts, council tax bills or stamp duty liabilities.
First-time buyers should continue to focus on saving for a deposit, assessing mortgage affordability and examining the purchasing schemes currently available.
They should not assume that a change in political leadership will quickly reduce house prices or borrowing costs.
Mortgage rates are influenced more directly by inflation, Bank of England interest rates and conditions in financial markets than by unconfirmed housing proposals.
Political uncertainty and concerns about government borrowing can affect bond yields, which may influence the cost of fixed-rate mortgages, but the effect is difficult to predict.
Homeowners approaching the end of a fixed-rate mortgage should review their options early rather than waiting for possible political reforms.
Landlords should monitor changes to property standards and enforcement rules but must continue to follow the laws currently in force.
Tenants should report serious hazards or unresolved repair problems through the appropriate channels. They should normally contact their landlord or letting agent first and approach their local council if the problem is not addressed.
Burnham’s housing programme provides a clearer indication of the policies his government may pursue.
However, many of the proposals remain political commitments rather than active national policies. Buyers, renters, landlords and homeowners should wait for formal government announcements, legislation and implementation timetables before making major financial decisions based on them.
