The Labour Party Conference runs from Sunday 28 September to Wednesday 1 October 2025.
Rental reform
Renters’ Rights Bill implementation
Allison Thompson, National Lettings Managing Director of LRG:
“As the Renters’ Rights Bill nears the finish line, what the sector needs now is a clear and practical plan for implementation. The Bill marks a significant shift. It ends Section 21, moves all new and existing tenancies to periodic tenancies, tightens the grounds for possession, limits rent increases to once a year, and introduces both a PRS ombudsman and a national property portal.
“These are positive steps. However, success will ultimately depend on how the reforms are implemented. The transition must be carefully phased and underpinned by clear, usable guidance.
“First, the courts. Removing Section 21 before court systems are ready risks leaving serious cases waiting longer to be heard. The government needs to commit to clear targets for listing times, expand the use of housing-specific court lists, and ensure that digital filing genuinely speeds up the process.
“Second, the switch to periodic tenancies. The plan to move all assured shorthold tenancies over in one step creates a risk of confusion. We need fixed dates, standardised terms, and clear transitional rules, including confirmation that current rent-in-advance arrangements can continue.
“Third, the new ombudsman and property portal. These could drive real change, but only if they’re simple to use. We support a single national data standard and file format, enabling agents to bulk upload portfolios and integrate with existing licensing and enforcement systems. With the right systems in place, compliance becomes the default and renters benefit faster.”
Decent Homes Standard – a practical, phased standard with clear guidance
Allison Thompson, National Lettings Managing Director, LRG:
“We support the introduction of a Decent Homes Standard in the private rented sector, but it has to be practical to follow and consistent to enforce. Too many landlords want to do the right thing but are left guessing what’s required.
“The focus should be on fixing the highest risks in older homes. That includes damp and mould, poor insulation and outdated facilities. The government should publish clear guidance on what work is needed, how it’s evidenced, and how long it should take.
“The PRS must not be left behind when it comes to time-bound repairs. But the rollout must be realistic. Align any new duties with the wider rental reform timeline, and give landlords enough time to plan, budget and complete works properly. That is the best way to improve housing quality without creating voids, confusion or unintentional non-compliance.”
A sensible path to EPC C
Allison Thompson, National Lettings Managing Director, LRG:
“Improving energy efficiency is something the sector supports, but it needs to be delivered in a way that keeps good landlords in the market. If EPC C is the target for 2030, then landlords need clarity now.
“The government should set a single national cost cap, a simple exemption process, and practical guidance that reflects real-world scenarios. This includes guidance for flats where landlords may be limited by lease terms or have shared responsibility for the building’s fabric. The aim should be to get each property as close to C as possible within the cap, rather than penalising landlords where full compliance isn’t physically achievable.
“Timing is important. Any changes to energy efficiency rules should align with the rollout of the Decent Homes Standard. Financial support should be easily accessible and include schemes that cater to typical PRS improvements, such as loft insulation and boiler upgrades. EPC data should be linked to the national property portal, so that compliance is visible and enforcement can be focused where it is most needed.
“With the right structure, we can deliver warmer, greener homes without reducing rental supply.”
Block management
Regulate managing agents
Robert Poole, Director, Glide Property Management (part of LRG):
“Leasehold reform will only deliver for residents if buildings are run by people with the right qualifications and accountability. That means a mandatory framework that includes professional standards, a statutory code of practice, and one consistent route to redress.
“This has already been through consultation. What is needed now is a scope and a clear timetable so managing agents can prepare, train their teams and get systems ready. This will help cut bad practice and rebuild trust between agents, freeholders and leaseholders.”
A clear LAFRA implementation roadmap
“Successful reform depends on everyone having a clear view of what’s changing and when. We would like to see government publish a single, joined-up timeline covering all aspects of the Leasehold and Freehold Reform Act, including new rules on managing agents, service charges, redress and Right to Manage.
“Set out the dates, the templates and the transition periods. Confirm how systems should be updated and when guidance will be available. With clarity and time to prepare, agents and freeholders will deliver the changes quickly and consistently.”
Financial Services
Align affordability and complete the LTI review
Tom Davies, Group Financial Services Managing Director, Mortgage Scout (part of LRG)
“The mortgage market needs stable, proportionate rules that reflect today’s conditions. Lenders want to support buyers, but they also need clarity on what lies ahead.
“Recent changes to loan-to-income exemptions are a good first step, but we now need the full review completed. Maintain the higher £150 million threshold for smaller lenders, confirm the future of the 15% cap, and provide a clear timeline for the next steps. That certainty helps lenders plan products and resources, which ultimately benefits customers.
“Affordability rules should reflect real risk. For example, more flexibility based strong credit ratings, energy-efficient homes and sustainability of historical mortgage or rental payments. The combination of predictable regulation and smarter underwriting will support both market stability and access to finance.”
Stability and signalling on property taxation
Tom Davies, Group Financial Services Managing Director, Mortgage Scout (part of LRG)
“Government should set out any intentions on stamp duty and housing taxes as early as possible, ideally phasing changes over time rather than cliff-edge changes. Significant shifts pause chains, distort pricing and create avoidable rework for conveyancers, surveyors and lenders. With notice and a stable timetable, lenders can price with confidence, keep service levels strong and support completions through year-end and into early 2026.”
Modernise home buying and selling
Tom Davies, Group Financial Services Managing Director, Mortgage Scout (part of LRG)
“Half a million transactions fail each year because the process is slow and opaque. The government’s push on digital property data, local land charges and standardised upfront information is the right direction. We would like to establish firm milestones and adoption requirements across the chain, from property data packs to faster local search coverage, so that weeks are removed from the completion process. Shorter pipelines reduce fall-throughs and make service levels much more resilient during rate moves.”
