July 2025
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This conference examined the future for social and affordable housing in England.
It followed recent government announcements in the Spending Review 2025 and UK Infrastructure: A 10 Year Strategy, including the launch of a £39bn Affordable Homes Programme and a new 10-year rent settlement. It also took place as the Government prepares to respond to consultations on social housing rent policy and Right to Buy, and amid concerns from the sector around delivery capacity, funding clarity, and affordability for tenants.
The conference also came ahead of the expected publication of Government’s Long-Term Housing Strategy later in 2025 and the establishment of a new National Housing Bank as part of Homes England, which aims to unlock private sector investment to increase housebuilding.
Sessions in the agenda assessed implementation of priorities for the Affordable Homes Programme, including use of the initial £2bn in bridge funding to stimulate starts by March 2027. Sector concerns over the viability of delivery, the balance of tenure mix, and ensuring regional equity in funding distribution were considered. Delegates also evaluated the broader ambition to deliver 1.5 million homes by 2029, and what is needed to sustain progress over the full 10-year programme.
With the Government also preparing to consult on rent convergence and proposing a CPI +1% rent settlement for a decade, discussion looked at implications for tenant affordability - particularly in lower-rent areas - and how to balance predictable income streams for providers with rising costs and inflationary risks.
Sessions also considered how investment will align with commitments made in the Government’s response to the Grenfell Tower Inquiry Phase 2 Report, including implementing lessons learned from Grenfell into housing policy, design and compliance monitoring, as well as best practice for ensuring new social housing developments meet fire and building safety standards.
With targets to reach a net positive supply of social rented homes in the first full financial year of this Parliament, and with MHCLG statistics showing more than a million households currently on social housing waiting lists, delegates considered practical approaches to increasing supply and retention of social and affordable housing stocks.
Right to Buy
Delegates considered the impact of proposed changes to Right to Buy eligibility on home ownership, looking at implications for access to affordable housing, and demand for social and affordable housing stock. Sessions also looked at next steps following the recently published Spending Review and at the impact of changes in the 2024 Autumn Budget, including local authority retention of Right to Buy receipts, reduced discount levels, and increased cost floor protection periods for newly-built social housing.
Delegates discussed the impact on stakeholders, as well as the exemptions for newly-built housing within the wider context of addressing declining social housing stocks. They considered whether proposed changes will go far enough to reverse trends, with discussion on outstanding areas and priority issues to be addressed.
Delivery and retention
Further areas for discussion included strategic options for delivery and retention of newly built social housing, with allocation of funding for a new Affordable Homes Programme, alongside requirements for social and affordable housing within the National Planning Policy Framework.
Proposed measures within the Planning and Infrastructure Bill were also considered, including the role of spatial planning and wider use of Compulsory Purchase Orders in facilitating delivery of social and affordable housing. Attendees also considered proposals to introduce a new rent standard alongside fixed multi-year rent settlements for social housing providers.
The impact of policy changes and recent developments on private funding to the sector were also discussed, as well as strategic options for further attracting both public and private sector investment, with the Resolution Foundation estimating in January 2025 that it would take a further £50bn in investment to return social housing stocks back to pre-2010 levels.
Regulation and standards
Further sessions considered priorities for improving standards of social and affordable housing. Delegates examined delivery of upgrades in the context of both the Warm Homes and Energy Conservation Act and Awaab’s Law. They also discussed the future direction of regulation in the sector, including safeguarding accessibility of affordable housing, tighter rules on rent caps, accountability for landlords, and scrutiny of the quality of social housing, looking at implications of proposed new directions for the Regulator of Social Housing.
Sessions also discussed latest thinking on the implementation of recommendations from the Grenfell Tower Inquiry Phase 2 Report, as well as how the Regulator’s role could expand to include more proactive oversight of building and fire safety standards, particularly in high-rise and complex residential buildings, and how tenant voices can be amplified in ongoing safety assurance processes.
All delegates were able to contribute to the output of the conference, which will be shared with parliamentary, ministerial, departmental and regulatory offices, and more widely. This includes the full proceedings and additional articles submitted by delegates. As well as key stakeholders, those who attended include parliamentary pass-holders from both Houses of Parliament and officials from MHCLG; DBT; Defra; DESNZ; DHSC; DWP; DfT; NIC; Homes England; GLD; NAO; NIC; ONS; UKIB; Home Office; NWF; and the Welsh Government.
