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Your First Home scheme now confirmed

Getting onto the property ladder remains one of the biggest financial hurdles for younger people in Britain. The government has now unveiled its answer, a new equity loan scheme called Your First Home. Here is what we know so far, how it is expected to work, and what industry experts are saying.

What is the Your First Home scheme?

The government is launching a new scheme to make getting on the housing ladder affordable for people able to save a small deposit, Prime Minister Andy Burnham confirmed. It was announced on 26 September 2026 and lets buyers purchase a new-build home with a 2.5% deposit, backed by a 20% government equity loan. The announcement came as Burnham arrived in Liverpool ahead of his first Labour Party conference since becoming prime minister.

The scheme applies to England only. The Ministry of Housing, Communities and Local Government said it would help first-time buyers get onto the property ladder while stimulating housing supply. Burnham said too many young people are struggling with the cost of housing, with many giving up hope of ever having a home to call their own.

How will Your First Home work?

The mechanics follow a familiar pattern. The scheme combines a 2.5% buyer deposit, a 20% government equity loan and a mortgage covering the remaining 77.5%. In practice, a buyer purchasing a £250,000 new-build home would need a deposit of £6,250 and a government loan of £50,000, and would then borrow the rest through a conventional mortgage.

The homes must come from approved sellers. Buyers will purchase from developers signed up to the scheme, and the loan carries an initial interest-free period so that housing costs stay affordable. The government has also said it wants the support to reach those who need it most. Burnham said the scheme would aim to help people who do not have support from the “bank of mum and dad”.

To keep the scheme targeted, ministers have confirmed a household income cap, local property price caps and a developer contribution, with the detail to be set out at the Budget on 28th October. Buyers with large savings or high salaries are expected to be excluded from the scheme. Pre-registration is due to open by the end of 2026.

What we still don’t know

Several crucial details remain unconfirmed. The budget envelope, the level of the income cap, how the local price caps are set, the length of the interest-free period, the developer fee scale, and whether London gets a larger loan have not yet been announced. Some outlets have reported a five-year interest-free period and a £600,000 price ceiling, but some press reports have suggested the interest-free period will be five years, and the official length is still to be confirmed. Prospective buyers should treat those figures as unofficial until the Budget. Ministers have not yet confirmed whether there is an age restriction on the scheme.

The interest terms after the initial period will matter enormously. Under the previous scheme, interest equivalent to 1.75% of the equity loan became payable in year six. That later rose in line with inflation. Buyers will need to plan for how they will cope once free borrowing ends, whether by remortgaging, repaying part of the loan or selling.

How does it compare with Help to Buy?

Comparisons with Help to Buy are inevitable. That scheme was introduced in 2013 by then-Chancellor George Osborne and closed to new applicants on 31 October 2022. An evaluation found more than 387,000 properties were purchased through it, of which 328,000 were by first-time buyers.

The key differences are the deposit and the targeting. Help to Buy required a 5% deposit, and had regional property price caps and no income cap, whereas Your First Home will have local price caps and a household income cap. Housing Secretary Angela Rayner said the new scheme would “build on the lessons learned from previous schemes, while retaining the benefits”. Chancellor John Healey is due to set out the full details at the Budget.

There is one technical point lenders will scrutinise. A 2.5% deposit with a 20% loan produces a 77.5% mortgage, rather than the 75% typical under Help to Buy. Whether lenders treat the equity loan as equity or as a second charge, and how they price the mortgage, will determine how much of the modelled monthly saving is real.

Industry reaction: welcome, but supply is the real test

Housebuilders have long argued for demand-side support, so the industry response has been broadly positive, though with important caveats about supply. Paul Turner, CEO of the National House Building Council (NHBC), said: “News from Andy Burnham and Angela Rayner of a new equity loan scheme to help first-time buyers purchase new build homes is a welcome boost for the industry. The security of owning a high-quality, safe and sustainable home has for too long been out of reach for many hard-working people.”

Turner added a note of caution: “There is no one single solution to the housing challenge. Supply must also be addressed through accelerated planning reform and the easing of unnecessary regulatory burdens. What’s more it’s vital to keep focus on maintaining quality in the construction of new homes.”

The chief executive of the National Federation of Builders was similarly supportive, though more pointed about the risks. “First time buyer lending schemes are absolutely vital to buyers and builders, but without a huge increase in supply, there is a risk that buyers overpay for homes. This is why Labour’s commitment to 300,000 homes a year is so important.” The federation warned that “demand led policies that are unsupported by supply strategies create unintended consequences, such as fuelling house price rises and risking negative equity on certain home types, like apartments, because premiums were paid to get on the housing ladder rather than to purchase the appropriate homes.”

Political opposition centres on the same concern. The Conservatives warned the policy would leave first-time buyers taking on more debt and risk “pushing up the price of new homes”. Critics of Help to Buy made similar arguments, since the earlier scheme launched into a rising market and was accused of fuelling it. Supporters counter that today’s market is softer. The government’s own 1.5 million homes target also looks difficult, with Rayner acknowledging earlier this month that there was only a “slim chance” of meeting it by the next election.

What should first-time buyers do now?

For now, the sensible approach is preparation rather than commitment. Buyers thinking about a new build should keep saving, check their credit files and keep an eye on the Budget on 28 October, when the income cap, price limits and interest terms will be published. Anyone tempted by a low deposit should also stress-test their finances for the day the interest-free period ends, and consider what a fall in house prices could mean for a mortgage covering 77.5% of the value.

Your First Home could make ownership achievable for people who can manage monthly payments but not a large deposit. Whether it delivers lasting benefit or simply lifts new-build prices will depend on the details still to come, and on whether the government can back it with the supply of homes the industry is calling for.

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Andy Burnham’s £10bn housing pledge is a bold first step

Prime Minister Andy Burnham has confirmed one of the most significant housing interventions in recent memory, allocating nearly £10 billion to 33 Strategic Partners tasked with delivering 73,600 new social and affordable homes across England, outside London, over the next decade. The announcement, made alongside Housing Secretary Angela Rayner, represents the first major tranche of the wider £39 billion Social and Affordable Homes Programme (SAHP) and signals a deliberate shift back towards council-led housebuilding after decades of decline.

The scale of the funding is matched by the scale of the need it addresses, with close to 180,000 children currently reported to be growing up in temporary accommodation and many more households stuck on local authority waiting lists.

Prime Minister Andy Burnham stated: “No child should be raised in a hostel room. And no family should wait ten years for a front door of their own.”

He added: “Councils built this country out of a housing crisis once before. Backed properly, and trusted to get on with it, they will do it again.”

That framing matters, because the practical heart of this announcement is not simply the cash but who is being trusted to spend it. For the first time, individual councils have been awarded Strategic Partnership status directly with Homes England, rather than having to bid scheme-by-scheme as in previous funding rounds.

Cambridge City Council, Eastleigh Borough Council and Newcastle City Council are the three local authorities to secure this status, joining a roster of 33 partners that also includes major housing associations such as Clarion and Stonewater, and developers including Vistry Homes, several of which have picked up the maximum individual allocation of £350 million.

Angela Rayner, speaking alongside the Prime Minister, brought a personal note to the announcement, saying that families should not be left raising children without a place to call home and that nobody should spend years waiting for somewhere safe and affordable to live. She also drew on her own background, recalling that a secure home was the foundation of a better life for her and that she would not have reached her current position without one. That personal framing is likely to resonate with voters who feel housing policy is too often discussed in abstract, technical terms.

On the numbers, roughly £9.58 billion of the total is earmarked for the 33 partners outside London, with around 60 per cent of the resulting homes expected to be for social rent, the cheapest form of tenancy, let at close to half of typical market rates. More than £2 billion is destined for mayoral areas, with Greater Manchester alone in line for an estimated £529 million to support around 4,400 homes, reflecting Burnham’s own political roots as the region’s former mayor. Liverpool City Region has been told to expect £380 million. London, meanwhile, is being handled separately through the Greater London Authority, which has secured up to £11.7 billion of its own funding envelope for the capital.

Beyond the headline grant, the government has attached some supporting measures designed to help councils actually use the money. An additional £46 million will be invested over three years to build up councils’ skills and capacity for large-scale housebuilding, an area many local authorities have struggled with after years of reduced direct delivery. Ministers have also pointed to Right to Buy receipts, worth £1.61 billion from sales in the last financial year alone, as a further funding stream councils can draw on alongside the new grant.

Reaction from the housing sector has been broadly welcoming, if watchful. Gavin Smart, chief executive of the Chartered Institute of Housing, welcomed the strong focus on social rent homes and the recognition of the role councils, housing associations and other providers will play in delivering the next generation of affordable housing, while noting that the investment could meaningfully reduce homelessness and ease pressure on temporary accommodation if it is delivered at pace. That caveat, delivered at pace, is likely to be the defining test of this policy over the coming years, given the well-documented planning, procurement and construction capacity constraints that have slowed previous housebuilding drives.

It is also worth noting the political backdrop to the announcement. Burnham had previously argued, before taking on the role of Prime Minister, that the entire £39 billion fund should be reserved for social rent housing rather than split between social rent and other forms of affordable tenure. The 60 per cent split confirmed in this announcement represents something of a compromise on that earlier position, a reminder that even flagship housing policy is subject to the trade-offs of government. Separately, the government used the same announcement to confirm it will strip back social value requirements on government contracts, removing certain sustainability and net zero conditions, a move that has drawn less attention but could prove significant for how these homes are built.

Taken as a whole, this is a genuinely substantial commitment, both financially and symbolically, restoring councils to a central role in housebuilding for the first time in a generation. Whether it translates into front doors for the families currently stuck in temporary accommodation will depend less on the size of the headline figure and more on the unglamorous work of planning permissions, contractor capacity and local delivery over the next ten years. For now, the ambition is clear; the proof will be in the build.

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Angela Rayner reaffirms commitment to 1.5 million new homes

Housing Secretary Angela Rayner has reaffirmed the Government’s commitment to delivering 1.5 million new homes during the current Parliament, insisting she will not abandon one of Labour’s flagship housing pledges despite mounting economic and construction challenges.

Speaking after Prime Minister Andy Burnham placed housing at the heart of his new administration’s agenda, Rayner acknowledged the scale of the task but stressed that the target remains unchanged: “1.5m homes is a difficult target. It was when I made the target, but I’m going to keep the target, and I’m not going to be defeated.”

The comments come as the Government seeks to accelerate housebuilding through planning reforms, increased investment in affordable housing and a renewed emphasis on council house construction, with Burnham promising the largest council housebuilding programme since the post-war era.

Housing target remains central to Government plans

The commitment to build 1.5 million homes has been a cornerstone of Labour’s housing strategy, but recent figures have highlighted the scale of the challenge.

Higher construction costs, labour shortages, elevated borrowing costs and slower-than-expected housing completions have all raised questions over whether the target can realistically be achieved within the parliamentary term. Rayner herself has acknowledged that rising build costs have made the objective even harder to reach, although she has rejected suggestions that ministers are preparing to abandon it.

Alongside maintaining the target, Rayner has ruled out introducing rent controls, arguing that increasing housing supply remains the most effective long-term solution to improving affordability.

Construction industry welcomes ambition but calls for further action

The construction and housebuilding sectors have broadly welcomed the Government’s determination to increase housing delivery but warn that planning reform alone will not be enough.

The Home Builders Federation said the return of Rayner as Housing Secretary provides continuity and welcomed the Government’s commitment to housing. However, it stressed that wider barriers must also be addressed, including planning delays, viability issues, infrastructure investment, workforce shortages and the availability of development finance if the industry is to deliver homes at the required pace.

Industry experts have repeatedly highlighted shortages of skilled tradespeople, including bricklayers, electricians and plumbers, alongside supply chain pressures and rising material costs, as significant constraints on increasing housing output. These challenges have become more acute following several years of inflation across the construction sector.

Many developers also argue that greater certainty around planning decisions, faster approvals and continued support for affordable housing are essential to unlock new developments.

Housing sector backs renewed council housebuilding

Construction industry welcomes Burnham’s housing and skills ambitions — Official Portrait. Image: GOV UK

The Government’s renewed focus on council housing has been welcomed across much of the housing sector.

Responding to Prime Minister Andy Burnham’s pledge to expand council housebuilding, Gavin Smart, chief executive of the Chartered Institute of Housing, said:“Andy Burnham’s speech rightly puts housing at the centre of the national debate, recognising that a safe, secure home underpins people’s life chances and the country’s economic success. The focus on large-scale council housebuilding reflects the urgency of the housing crisis, but delivering on this ambition will require sustained investment and a whole-sector effort.

“CIH will continue to work with government, local authorities, housing associations and partners across the sector to help turn this ambition into reality – delivering the homes people need and the foundations for healthier, fairer and more prosperous communities.”

The Chartered Institute of Housing has consistently argued that increasing the supply of affordable and social housing is critical to reducing homelessness, easing pressure on temporary accommodation and improving long-term economic productivity.

Balancing ambition with reality

While many within the housing and construction sectors support the Government’s ambition, most agree that delivery will require far more than political commitment alone.

The industry continues to call for sustained investment in infrastructure, expanded skills training, greater certainty for developers and long-term planning reform to enable local authorities and housebuilders to accelerate delivery.

Burnham has pledged to publish a wider 10-year plan for Britain later this year, with housing expected to remain a central pillar of the Government’s economic growth strategy. The Prime Minister has also made ending rough sleeping and expanding council housing early priorities of his administration.

For construction firms, developers and housing providers, Rayner’s latest comments provide reassurance that the Government remains committed to its headline housing pledge. However, with completions still well below the level required to meet the target, the coming years will determine whether planning reforms, investment and industry collaboration can translate political ambition into homes on the ground.

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MP’s call for the use of historic buildings as homes

A hard-hitting new report from Parliament’s Culture, Media and Sport (CMS) Committee has warned that the UK’s approach to protecting its built heritage is “failing miserably”, as leaking roofs, crumbling brickwork and vacant premises continue to blight historic buildings across the country.

Published on 13 July 2026, Protecting Built Heritage is the result of an 18-month inquiry into the funding, planning and workforce challenges facing the UK’s historic environment, from listed buildings and places of worship to industrial heritage and conservation areas. The committee received 113 written submissions and held five oral evidence sessions with heritage charity leaders, architects, church officials, local authorities and government ministers.

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The report’s headline finding is stark: Historic England estimates that up to 670,000 homes could be delivered by bringing vacant or under-used historic buildings back into residential use, equivalent to almost half the government’s target of 1.5 million new homes by 2029. Yet the committee found this potential remains largely untapped, with reuse still treated as an afterthought rather than a priority in housing and planning policy.

“A Deep Complacency”: The Chair’s Verdict

Dame Caroline Dinenage MP, Chair of the CMS Committee, did not mince her words when the report was published. “Old buildings and other pieces of our past play a vital economic, social and cultural role in our communities, but the sight of leaking roofs, crumbling brickwork and vacant premises illustrates how the current policy approach to heritage is failing miserably to support either its protection or potential,” she said.

She went further, criticising the government’s ambition on housing: “Historic England says that there is potential to create a whopping 670,000 new homes and yet the government’s approach reveals a deep complacency, is devoid of ambition, and shows a complete lack of imagination.”

She called for a fundamental shift in mindset, arguing that “‘reuse first’ should be the guiding principle, with a heritage to housing scheme offering a clear win-win by preserving our historic buildings and helping to meet the pressing need for new homes.” She also pressed ministers to address funding gaps and the skills shortage that is undermining the sector’s ability to carry out repairs.

Dame Caroline reserved particular criticism for double standards in how public and private heritage assets are treated, noting that “it also shouldn’t be right that private owners face significant obligations to protect historic buildings, while government departments are able to allow heritage assets to rot at public expense.” She warned that continued deterioration risked “not just links to our past but… opportunities for economic growth and regeneration in our communities.”

Learning from Italy’s €1 Homes Scheme

Among the report’s central recommendations is a call for a UK “heritage-to-housing” scheme modelled partly on international examples, most notably Italy’s much-publicised €1 homes initiative, which sells historic properties cheaply on condition that new owners restore them.

Tanya Szendeffy, Senior Conservation and Design Officer for Lewes and Eastbourne Councils, told the inquiry that a similar approach could be adapted for British conditions, suggesting “a company could be formed between local government and the developer which would ideally be the local community who can then rent etc to whomever they wish.” The committee acknowledged the Italian scheme has not been without problems, including heavy renovation costs and speculative purchases, and recommended any UK version include strong safeguards for genuine long-term occupation.

Industry Voices: “The Greenest Architecture Is the Building That Exists”

Witnesses were united in stressing that active use, not preservation in aspic, is the best safeguard for historic buildings. Ben Cowell, Director General of Historic Houses, told the committee “the best protection for a building in the long term is for it to be occupied, used, utilised, lived in and loved.” Camilla Finlay, Director of Clews Architects, made a similar point, observing “our greenest architecture is the building that exists.”

The report also flagged deep concern about the specialist skills pipeline. Emma Squire, co-Chief Executive of Historic England, warned that “76% of heritage construction organisations cannot find people with relevant skills when they go out to market and one in six are turning down work due to skills shortages,” adding that the sector faces an additional 105,000 jobs a year in demand through to 2050 it currently cannot fill.

On funding, the Heritage Alliance told the inquiry that 81 per cent of heritage organisations it surveyed cited a lack of funding as a major concern, with a third ending the last financial year in deficit. Reverend Paula Griffiths, a retired Church of England priest, criticised the closure of the Listed Places of Worship Grant Scheme, arguing “without it, the cost of all repair schemes will increase by 20%, whether or not the parish are successful in any grant application.”

VAT, Planning and the Public Estate

The report is also sharply critical of the current VAT regime, which charges 20 per cent on repairs and alterations to listed buildings while new-build construction is largely zero-rated. Witnesses described this as a “catastrophic” burden on major restoration projects, and the committee has urged the Department for Culture, Media and Sport to open formal talks with the Treasury on targeted relief.

MPs were equally scathing about the government’s own record as a custodian of heritage. Responsibility for publicly owned buildings, including former Ministry of Defence sites, is spread across departments with weak oversight and no mechanism to enforce standards, leaving public assets to fall into avoidable disrepair.

On planning, the committee welcomed reforms recognising reuse of vacant buildings as a public benefit, but warned changes may not go far enough to tackle the delays discouraging investment in historic buildings.

What Happens Next

The government is now expected to respond formally to the committee’s recommendations, which include a national dataset on the condition of heritage assets, protected training pathways for endangered heritage crafts, and embedding heritage considerations within the One Public Estate programme. The committee’s message is unambiguous: without urgent reform, the UK risks losing not only irreplaceable pieces of its past, but a substantial opportunity to tackle the housing crisis and drive local economic growth.

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Construction industry backs Andy Burnham’s housing-first agenda

The construction industry has broadly welcomed Andy Burnham’s first major speech as the newly elected MP for Makerfield and the frontrunner to become the next Prime Minister, in which he declared housing would be one of his top national priorities.

Burnham unveiled a 10-year plan aimed at raising living standards, rebalancing regional economies and accelerating council house building. Central to the speech was a commitment to make access to safe, secure and affordable homes a cornerstone of economic and social policy, with proposals for what could become the largest council house building programme in half a century.

For the construction sector, the announcement signals the prospect of a substantial pipeline of public-sector housing work, increased demand for contractors and suppliers, and renewed emphasis on long-term infrastructure and regeneration programmes.

CIH: housing must be treated as national infrastructure

The strongest endorsement came from the Chartered Institute of Housing, which said Burnham had “correctly recognised” that housing is fundamental to improving health, educational outcomes, reducing inequality and supporting economic growth.

In its official response, the CIH welcomed the decision to make housing a top national priority and backed the ambition to expand council house building. The institute argued that a successful programme would require a long-term funding settlement for social housing, reforms to land and planning systems, and greater powers for local authorities to borrow and invest in new homes.

The CIH also stressed that delivery would be as important as ambition. It called for certainty over grant funding, a stable policy environment and support for the housing workforce to ensure councils and housing associations could scale up development activity over the next decade.

Construction sector sees opportunity for long-term growth

Industry commentators have largely interpreted Burnham’s speech as a significant shift towards a more interventionist housing strategy, with council-led development playing a central role.

According to construction industry publication PBC Today, developers, housing providers and built environment organisations welcomed the focus on social and council housing after years of inconsistent policy. The publication reported that many in the sector see Burnham’s proposals as an opportunity to create a more predictable development pipeline and stimulate investment across regional construction markets.

Several industry voices highlighted the potential benefits for employment, skills and supply chains. A sustained council house building programme could provide greater certainty for contractors and manufacturers, helping firms invest in apprenticeships, modern methods of construction and capacity expansion.

Homelessness and affordability concerns

Matt Downie, Chief Executive of Crisis, said: “This was the speech of someone who understands a fundamental truth: a good, affordable home is the essential foundation we all need to build a life.

“We wholeheartedly welcome the prospect of a Housing First philosophy at the heart of Government. It would be transformative with benefits for employment, health, and economic growth. That’s why it must, as Andy Burnham says, be at the top of the country’s priority list.

“The level of ambition set out today – the biggest council house building programme since the post-war period – is exactly what is needed in the face of rising homelessness and record numbers of households in temporary accommodation.

“Words will need to turn into action, but from a housing and homelessness perspective this was one of the most hopeful speeches I’ve heard in many, many years.”

Economic and delivery questions remain

While the overall reaction from the construction industry has been positive, some analysts have raised questions about funding and implementation.

Burnham’s speech proposed a major expansion of council housing alongside wider plans for devolution, public investment and regional economic development. However, details on financing, borrowing arrangements and the pace of delivery have yet to be fully outlined.

Industry experts note that large-scale council house building will require not only capital funding but also planning reform, faster approvals, land assembly mechanisms and a significant increase in construction capacity. Skills shortages, material costs and local authority delivery capability remain potential constraints.

What it means for construction

For contractors, consultants and housing developers, Burnham’s housing-first agenda could mark one of the most significant public-sector housebuilding opportunities in decades.

If the proposed 10-year programme is implemented, it would create demand across the entire construction supply chain, from groundworks and infrastructure through to off-site manufacturing, retrofit and estate regeneration. The emphasis on council housing also suggests a greater role for local authorities as direct clients, potentially reshaping procurement and delivery models in the residential construction market.

The CIH’s response indicates that the housing profession is prepared to support that ambition, provided it is matched by long-term funding certainty and practical delivery reforms. For the construction industry, the message is clear: Burnham’s speech has been interpreted not simply as a political statement, but as a potential blueprint for a new era of publicly led housebuilding.

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Keir Starmer meets mayors to accelerate housebuilding and infrastructure delivery

Prime Minister Sir Keir Starmer has met with mayors from across England as part of the Government’s latest push to accelerate housing, transport and infrastructure projects, signalling a renewed determination to remove barriers that have long delayed development and economic growth.

The meeting, which brought together regional leaders from across the political spectrum, focused on how devolved powers can be used to unlock stalled construction schemes, increase housing delivery and improve local transport networks. The discussions form part of the Government’s wider agenda to boost growth, tackle the housing shortage and give greater decision-making powers to local leaders.

At the centre of the talks was the challenge of speeding up housebuilding. With the UK continuing to face significant housing pressures, ministers are increasingly looking to mayors to help overcome planning delays, local opposition and bureaucratic obstacles that have prevented developments from progressing.

Prime Minister Keir Starmer said: “For too long, Britain has been held back by a system that says no, delaying projects, blocking growth and leaving communities behind.

“We’re turning that on its head by backing our mayors to get Britain building again, with spades in the ground and more jobs across the country. There will always be the naysayers and the blockers, but we cannot afford to give into them – because it will be the next generation that suffers.”

Starmer also highlighted the Government’s commitment to devolution, arguing that local leaders are best placed to understand the needs of their communities and drive economic development.

He added: “This government is backing mayors with the biggest devolution drive in a generation, putting real power in the hands of local leaders, because those with skin in the game know best what their communities need. That is the right thing to do for communities, and it’s the right thing to do for growth.”

A key outcome of the meeting was the Government’s pledge to support mayors in pushing forward projects that have stalled or been scaled back. Ministers also discussed a new “Right to Request” process that will enable mayors to seek additional devolved powers, further strengthening local control over housing, infrastructure and public services.

The Government believes greater devolution will help accelerate decision-making and improve the delivery of major projects. Recent announcements have already included proposals to give mayors more influence over transport schemes, innovation funding and strategic development initiatives.

Among the strongest supporters of the initiative is West Yorkshire Mayor Tracy Brabin, who has consistently argued that improved transport infrastructure is essential to unlocking economic growth and supporting new housing development across the region.

Brabin stated: “We have ambitious plans for our region and a Mass Transit network is a key part to unlocking our untapped potential which will boost growth and put more money in people’s pockets.

“With backing from the government and more powers devolved to mayors who know their areas best, we will transform West Yorkshire.

“Building the Mass Transit system our region needs will benefit the economy, strengthen connections, and improve lives for generations to come.”

The focus on housing comes at a critical time for the construction sector. Industry leaders have repeatedly warned that planning delays, skills shortages, infrastructure constraints and uncertainty around development funding continue to hamper the delivery of new homes.

Neil Jefferson, chief executive of the Home Builders Federation, recently described falling planning approvals as “disastrous” for both the industry and the Government’s housing ambitions, warning that without urgent intervention there is little prospect of delivering the homes the country needs.

Construction industry observers have broadly welcomed the Government’s willingness to tackle project delays. Analysts suggest that giving mayors greater powers could help unlock housing and regeneration schemes, particularly where local transport improvements and housing growth are closely linked. However, they also caution that faster approvals alone will not guarantee delivery if issues such as infrastructure capacity, procurement challenges and development viability remain unresolved.

The meeting reflects a broader shift in Government policy towards empowering regional leaders and accelerating delivery on the ground. With housing affordability remaining a major political and economic issue, ministers are increasingly focused on ensuring that planning reforms and devolution measures translate into tangible construction activity.

For the construction sector, the success of the initiative will ultimately be measured not by announcements, but by whether more homes, transport links and infrastructure projects move from the drawing board to reality. As Starmer’s Government continues its drive to “get Britain building”, mayors are set to play an increasingly influential role in shaping the country’s development pipeline.

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Stalled housing and employment sites to be unlocked

Thousands of new homes and jobs could be unlocked across England following the launch of a £165 million infrastructure fund aimed at removing barriers to stalled development sites. The UK Government’s new Growth and Housing Accelerator Fund will focus on delivering critical transport improvements needed to bring forward housing and employment projects that have struggled to progress due to funding constraints.

Set to launch in the coming weeks, the fund forms part of the wider Road Investment Strategy 3 (RIS3), a £27 billion plan to upgrade and maintain England’s motorways and major A-roads between 2026 and 2031. The initiative supports the Government’s broader ambition to deliver 1.5 million new homes during this Parliament while boosting economic growth and raising living standards.

The Growth and Housing Accelerator Fund is designed to bridge funding gaps for essential transport infrastructure, particularly at sites located on or near key strategic roads. By improving connectivity, the programme aims to unlock developments that have been delayed due to insufficient road access or capacity, enabling construction to begin and communities to benefit from new homes, jobs and local investment.

Secretary of State Heidi Alexander, said: “Too many housing and employment opportunities have stalled for years, held back by the infrastructure that wasn’t there to support them. This fund will pave the way for developments that have sat idle for too long, funding the transport links that stalled sites need to get moving and generating new jobs and opportunities for communities that deserve them. It is a deliberate choice – and a signal that this Government is serious about removing the barriers to growth.”

Housing Secretary Steve Reed, added: “For many people, the dream of a decent home, close to work, and with good connections to their community, has been out of reach. This government is firing on all cylinders to get spades in the ground faster so we can build new homes, bolster our transport links and create jobs in the places most in need. This is exactly the kind of targeted, practical action that will help us reach 1.5 million new homes and create thriving communities where people can put down roots.”

Delivery of the programme will be led by National Highways, which will invite local authorities to submit development sites for consideration. A rolling programme of funded schemes is expected to be published from the end of the 2026/27 financial year, providing long-term visibility for infrastructure investment and development planning.

National Highways Executive Director Elliot Shaw emphasised the importance of reliable road networks: “Reliable roads are crucial to housing developments. They shape where people want to live, where businesses want to invest, and where communities can thrive. This fund will help unlock the transport links needed for new homes and jobs and help the government achieve its ambitions on economic growth.”

At the core of RIS3 is a record £8.4 billion investment in renewing and resurfacing more than 9,000 kilometres of motorway and major A-road lanes. This will address a long-standing backlog of ageing infrastructure, including bridges, viaducts and concrete road surfaces. With around two-thirds of structures on the network now over 45 years old, the funding aims to extend asset life and improve safety and reliability.

The overall RIS3 programme is expected to support around 50,000 jobs across England over the five-year investment period, further reinforcing its role in driving economic activity alongside housing delivery.

By targeting infrastructure constraints that have historically delayed development, the Growth and Housing Accelerator Fund represents a strategic effort to align transport investment with housing and economic priorities. If successful, it could accelerate the delivery of new homes, unlock employment opportunities and help create more connected, sustainable communities across the country.

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Long-awaited Future Homes Standard finally published

The UK Government’s long-awaited publication of the Future Homes Standard (FHS) on 24 March 2026 marks a significant milestone in the transition towards low-carbon housing. Designed to ensure that new homes are “zero-carbon ready”, the FHS introduces a comprehensive package of regulatory changes that will reshape how residential properties are designed, constructed and heated across England.

What is the Future Homes Standard?

The Future Homes Standard is a reform of Building Regulations aimed at dramatically improving the energy efficiency of new homes while reducing their carbon emissions. It forms a central part of the UK’s pathway to net zero by 2050, ensuring that homes built in the coming years will not require costly retrofitting to meet future environmental targets.

Following years of consultation and delays, the Government has now confirmed the framework and direction of travel, with full implementation expected by 2028 after a transitional period.

Long-awaited Future Homes Standard finally published — Image: GOV UK

Core requirements of the Future Homes Standard

At its core, the FHS mandates a substantial reduction in operational carbon emissions from new homes. Properties built to the standard are expected to produce around 75–80% fewer emissions than those constructed under 2013 Building Regulations.

A central provision is the move away from fossil fuel heating. New homes will effectively be prohibited from connecting to the gas grid, driving widespread adoption of low-carbon heating technologies such as heat pumps. This represents one of the most transformative aspects of the policy, fundamentally altering the UK’s domestic heating landscape.

The standard also places strong emphasis on building fabric performance. Enhanced insulation, improved airtightness and the reduction of thermal bridging are required to minimise heat loss and energy demand. Windows and doors must meet stricter efficiency thresholds, with lower U-values ensuring better thermal performance.

In addition, the FHS introduces more sophisticated methods for assessing energy use. The shift towards dynamic modelling tools, such as the emerging Home Energy Model, will allow more accurate measurement of a building’s real-world performance, including peak energy demand and smart technology integration.

Renewable energy generation is another key feature. The Government has indicated that most new homes will incorporate technologies such as solar panels alongside low-carbon heating systems, further reducing reliance on grid energy and lowering household bills.

There is also growing alignment with water efficiency targets, with proposals suggesting reductions in household water consumption to as low as 90 litres per person per day by 2030. While not yet a core regulatory requirement, this signals a broader sustainability agenda embedded within the FHS.

Implementation timeline and transitional arrangements

Although published in March 2026, the FHS will not apply immediately to all developments. The Government has outlined a phased implementation, with regulations expected to come into force later in 2026, followed by a transitional period lasting approximately 12 months.

Full compliance is anticipated for all new homes commenced from 2028 onwards.However, the announcement has already been accompanied by controversy, as ministers confirmed that the effective rollout has been pushed back, meaning many homes built in the interim may still rely on gas heating.

Industry reaction and criticism

Reaction across the construction and housing sectors has been mixed. On one hand, industry bodies and sustainability advocates have welcomed the clarity and long-term direction provided by the FHS. Proponents argue that the standard will deliver warmer homes, lower energy bills and greater energy security for households.

There is also recognition that the policy will stimulate innovation across the supply chain, accelerating the adoption of heat pumps, renewable technologies and high-performance building materials.

However, the publication has also attracted significant criticism. A key concern is the delay to full implementation, with experts warning that postponement could result in hundreds of thousands of new homes being built to outdated, higher-carbon standards.

Environmental groups and planning organisations have argued that the FHS does not go far enough to deliver genuinely zero-carbon homes. Some critics suggest that concessions to housebuilders have weakened the standard, potentially allowing developers to meet only minimum requirements while limiting innovation.

Particular controversy has centred on policy “loopholes”, including the continued allowance of certain high-emission features such as wood-burning stoves. Experts warn that these could undermine the ambition of achieving fully carbon-free housing.

There are also concerns about regulatory uniformity. Proposals to standardise requirements nationally may restrict local authorities from imposing more stringent sustainability standards, prompting fears that ambition could be diluted in areas seeking to lead on climate action.

From a commercial perspective, some developers remain cautious about the cost implications of the FHS. While long-term savings for homeowners are widely acknowledged, the upfront costs of compliance—particularly for low-carbon technologies and enhanced building fabric—continue to be a point of debate.

Conclusion

The publication of the Future Homes Standard represents a pivotal shift in UK housing policy, embedding low-carbon design and energy efficiency at the heart of new residential development. Its requirements—ranging from the elimination of gas heating to enhanced insulation and renewable energy integration—signal a clear move towards “zero-carbon ready” homes.

However, the success of the FHS will ultimately depend on its implementation. Delays, perceived concessions and ongoing industry concerns highlight the challenges of balancing environmental ambition with housing delivery and commercial viability. As the transition period unfolds, the effectiveness of the standard in delivering truly sustainable homes will be closely scrutinised by both industry stakeholders and policymakers.

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FLS VISITOUR wins best approach to decarbonisation at UK housing awards

Dynamic field service planning solution FLS VISITOUR has won the Best Decarbonisation Approach at a prestigious UK housing Awards.

Technology leader FLS – FAST LEAN SMART won a Housing Executive Award for innovation and efficiency for its focus on tangible environmental benefits and resident communication.

The inaugural Awards, which were held at Bolton Wanderers FC Stadium, celebrated FLS’ solutions to support the critical reduction of carbon emissions in line with the UK’s Net Zero goals.

FLS VISITOUR wins best approach to decarbonisation at UK housing awards — (L-R) Winners of Housing Executive’s Best Decarbonisation Approach Award, Lee Hawkes, Senior Sales and Partnerships Manager, FLS – FAST LEAN SMART with Gareth Gathern, Head of Operations for category sponsors Cyd Innovation and Chris Welsh, UK Sales Director, FLS – FAST LEAN SMART

Across the UK housing sector, FLS VISITOUR enables DLOs and contractors to cut travel distances and emissions. AI-enhanced, algorithm-driven planning reduces wasted travel, helping field teams – from repairs and maintenance operatives to compliance inspectors and housing officers – reach appointments faster while lowering fuel use and carbon output.

FLS VISITOUR minimises no-access rates and is operative-friendly thanks to intelligent real-time optimisation, including same day and rapid response.

Typical results include a 30–50% cut in driving distances, boosting capacity by more than one extra appointment per shift, with SLA adherence rates as high as 99.5%.

Comments from the Judges included:

“The Judges were particularly impressed with FLS’ innovative scheduling and planning approach, which drives efficiencies and delivers a massive reduction in carbon emissions.

“Although the technology is there to help their customer with efficiencies and reducing their carbon footprint, there are also benefits to the tenant with real time information.

“This is an innovative technology where the customer is also engaged with their self-service portal.”

Jeremy Squire, UK Managing Director at FLS – FAST LEAN SMART, added: “The FLS team is proud to have won this prestigious Award which is testament to the innovation delivered by our development and consultancy teams, as well as the critical carbon reduction efforts and results that our users have achieved.

“With the recent addition of Wates Property Services, our customers provide repairs and maintenance services to two million properties across the UK and Europe. FLS is committed to supporting the housing and wider sectors to achieve efficiency through optimisation, with reducing driving distances and minimising wasted materials presenting a huge opportunity to address carbon footprints.

“It’s fantastic to be working with so many partners across so many sectors, which together are all helping us to realise this success, with our best-of-breed dynamic scheduling unlocking huge net zero value.”

FLS VISITOUR’s groundbreaking dispatching delivers lightning-fast route optimisation, which is continually updating in the background to provide the most efficient routing for all field service teams.

FLS VISITOUR also supports tenant satisfaction measures (TSMs) and Awaab’s Law response with intelligent features such as predictive, traffic-based driving times to ensure reliable service. The software designs valuable new ways of working such as reduced depot visits and allows planning teams to factor EV charging breaks into schedules.

Government Policy House Building Nationwide Sureties

Why the 1.5 million homes target is in danger of slipping away

The UK government’s pledge to deliver 1.5 million homes by 2029 has become one of the defining policy challenges of the decade. Current data show that, at today’s pace, only around half of that figure will be achieved.

Lanpro’s latest analysis suggests net additional dwellings in 2024–25 totalled just 196,500 — far below the 300,000-a-year average needed to hit the target. With housing delivery already running 10 percent below the ten-year trend, the total shortfall could exceed 850,000 homes by the end of the parliamentary term.

The situation is particularly acute in London and the South East, where housing need is highest. In these regions, completions are meeting just 35 to 47 percent of demand. By contrast, parts of the Midlands and the North have exceeded local targets, but those gains cannot offset the chronic under-supply in the south.

Why Is the UK Missing Its Housing Target?

Planning Delays and Policy Fragmentation

The planning system remains one of the biggest barriers to meeting housing targets. Prolonged decision times, inconsistent local policies and stretched planning departments all slow the process. Many local plans are years out of date, and authorities are struggling to align housing allocations with infrastructure and environmental requirements.

The government’s proposed reforms to the National Planning Policy Framework (NPPF) could streamline delivery, but until local authorities have the resources to process applications efficiently, delays will persist. Developers, too, are cautious about submitting large-scale proposals without planning certainty.

A Market Under Pressure

The private sector delivers most new homes in England, but economic headwinds are curbing output. Rising construction costs, high borrowing rates, and weaker buyer confidence have made new developments less viable. Analysts estimate the private sector will struggle to exceed 170,000 completions annually under current conditions.

At the same time, housing associations and local councils face borrowing constraints and high remediation costs, limiting their ability to build affordable homes. This combination has created a delivery vacuum at both ends of the market.

Social Housing Shortfall

Affordable and social housing supply has declined sharply over the past decade. To meet national demand, experts argue that 90,000 new social homes need to be built every year — a figure far beyond current delivery levels. Without a significant expansion in public investment, the affordable housing crisis will deepen.

Skills and Infrastructure Deficits

Labour shortages and stretched supply chains are now structural problems within the UK construction industry. Even if planning reform unlocked new sites, the sector lacks the skilled workforce to build at the required scale. Simultaneously, infrastructure constraints — from schools to transport and utilities — make large new developments difficult to deliver.

Forecasts Paint a Grim Picture

Across multiple independent analyses, the conclusion is consistent: the 1.5 million homes target will be missed by hundreds of thousands.

The Office for Budget Responsibility projects roughly 1.3 million completions by 2029.
Savills forecasts delivery closer to 1.0 million, equating to a 500,000-home shortfall.
The National Housing Federation echoes this figure, warning the UK could miss its target “by half a million homes” without immediate policy action.

The pattern is clear: at the current rate, the UK will build only two-thirds of what’s required.

Closing the Gap: What Needs to Change

Comprehensive Planning Reform

To unlock delivery, the UK must implement faster, more predictable planning processes. This means:

Introducing binding local housing targets monitored at national level.
Releasing more land through greenbelt and grey belt reviews where sustainable.
Simplifying local plan adoption and ensuring all authorities maintain up-to-date frameworks.

Without these reforms, private developers will continue to face uncertainty, and public housing bodies will struggle to plan long-term investments.

Reinvestment in Social Housing

Delivering the government’s housing ambition will require a major public sector build programme. Funding must be directed toward housing associations and councils to enable new developments at scale.

Public land, particularly brownfield sites owned by local authorities, should be repurposed for mixed-tenure schemes, ensuring affordable housing remains central to every development plan.

Stimulating Buyer Demand

To encourage home ownership and stimulate the construction market, policymakers should consider:

Mortgage guarantees and equity loans for first-time buyers.
Stamp duty relief on new-build homes.
Flexible tenure models, such as rent-to-buy or shared ownership, to support those priced out of the market.

Building Skills and Infrastructure

Meeting housing demand also requires investment in people and places. Expanding construction apprenticeships, improving material supply chains, and aligning infrastructure funding with housing growth areas will ensure delivery remains sustainable.

The Road Ahead: Turning Targets into Homes

The government’s 1.5 million homes target remains achievable — but only with decisive action. Meeting it will demand a combination of planning reform, public investment, market stability, and skills growth.

It’s not enough to set targets; the UK must shift to delivery mode. That means empowering local authorities, funding affordable housing properly, and coordinating national infrastructure with regional housing need.

If these steps are taken, the UK could still reverse the trajectory — transforming political ambition into tangible homes for the next generation.

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