The King’s Speech: What the New Housing Bills Mean for You

The legislative agenda for the coming year has now been set following the King’s Speech, and it is clear that housing reform sits firmly at the centre of the government’s plans. With 37 new bills announced, several are expected to bring major changes to the property sector and could significantly impact homeowners, leaseholders, landlords, developers, and housing providers across the UK.

Among the most notable proposals are the Commonhold and Leasehold Reform Bill, the Social Housing Renewal Bill, and the Remediation Bill — each aimed at reshaping different aspects of property ownership, housing supply, and building safety.

A New Era for Leaseholders

The proposed Commonhold and Leasehold Reform Bill is likely to be one of the most closely watched pieces of legislation within the industry. The government intends to ban the sale of new leasehold flats in England and Wales, with commonhold becoming the default form of ownership moving forward.

Alongside this, ministers have proposed a £250 annual cap on ground rents for existing leaseholders in an effort to reduce long-term costs and improve transparency for homeowners.

While these reforms are designed to address longstanding concerns around leasehold ownership, many within the industry are calling for a measured and carefully phased approach to implementation.

Richard Cleaver, Head of Residential at Shouler & Son, commented:

“We welcome the government's focus on addressing longstanding issues such as excessive ground rents and improving transparency for leaseholders. However, it is essential that these reforms are introduced with clear timelines and practical guidance to ensure the market can adapt without unnecessary disruption.”

Social Housing and Tenant Protection

The proposed Social Housing Renewal Bill includes plans to exempt newly built social housing properties from the Right to Buy scheme for 35 years. The aim is to help preserve affordable housing stock and support long-term housing availability.

The bill also introduces additional protections for social housing tenants experiencing domestic abuse, strengthening support available to vulnerable residents.

Building Safety and Cladding Reform

Building safety remains another major focus. Under the proposed Remediation Bill, the government would gain further powers to compel construction product manufacturers to contribute towards the cost of removing unsafe cladding and carrying out remediation works.

The proposals are intended to accelerate progress on building safety issues that have continued to affect many residents and property owners since the Grenfell Tower tragedy.

Industry Reaction

Reaction across the property industry has been mixed, with many welcoming the focus on consumer protection and fairness while also raising concerns around implementation, investment, and viability within the construction sector.

There are continued calls for the government to provide further support to help bridge the “viability gap” that has caused some housing developments and regeneration projects to stall in recent years.

Richard Cleaver added:

“At Shouler & Son, our priority is keeping clients informed and helping them navigate changes within the property market. Whether you are a leaseholder seeking clarity, a landlord reviewing your position, or a developer adapting to new regulations, professional advice will remain essential as these reforms progress.”

Key Takeaways from the King’s Speech

• Proposed ban on the sale of new leasehold flats

• Commonhold expected to become the default tenure

• Proposed £250 annual cap on ground rents

• 35-year Right to Buy exemption for newly built social homes

• Additional protections for social housing tenants experiencing domestic abuse

• Increased powers to address unsafe cladding and building safety concerns

• Ongoing calls for a phased implementation approach to minimise market disruption

As these bills move through Parliament, further details and amendments are expected. Shouler & Son will continue to monitor developments and provide updates on how the proposed reforms may affect the local property market and our clients.

If you would like advice regarding leasehold property, residential sales, or the wider property market, please contact our residential team.