Housing law across the UK underwent significant reform during 2025, with changes affecting renters, homebuyers and property owners in England, Scotland, Wales and Northern Ireland.
Measures range from new renter protections and planning reforms in England to rent controls in Scotland, building safety changes in Wales and powers to tackle derelict properties in Northern Ireland. Some reforms will continue to be phased in during 2026.
Propertymark has outlined how the changes differ across the UK and what they mean for consumers.
England: private renting reforms and housebuilding plans
England has seen the most extensive changes to private renting in decades, following the passage of the Renters’ Rights Act. The legislation will come into force in three phases during 2026.
Key changes include the end of so called no fault evictions, meaning landlords must have a valid reason to regain possession. From 1 May 2026, all assured shorthold tenancies will automatically convert into assured periodic tenancies, removing fixed terms.
Rent increases will be limited to once per year, with landlords required to give two months’ notice. Landlords and agents will also be prohibited from accepting bids above the advertised rent, and limits will be placed on how much rent can be demanded upfront.
Tenants will gain a right to request a pet, with landlords required to consider requests fairly and justify any refusal. A new national landlord database and a private rented sector Ombudsman are expected to launch in late 2026.
Alongside rental reform, the government has set an ambition to build up to 1.5 million new homes. The Planning and Infrastructure Act, which received Royal Assent on 18 December 2025, aims to simplify planning rules and strengthen land assembly powers.
England and Northern Ireland: Stamp Duty changes
Stamp Duty Land Tax thresholds have been updated.
For first time buyers purchasing a residential property worth £500,000 or less, Stamp Duty will now start at £300,000. For other buyers, Stamp Duty applies to properties over £125,000.
Buyers may face higher tax bills than previously and will need to factor this into affordability calculations.
Northern Ireland: action on unsafe and abandoned buildings
The Dilapidation Bill gives councils clearer powers to require owners to repair, improve or demolish unsafe or abandoned buildings.
The reforms are intended to speed up action on derelict properties, with the aim of improving safety and local environments.
Scotland: rent controls and homelessness prevention
The Housing (Scotland) Act 2025 introduces new protections for private renters.
Local councils can propose rent control zones where rent increases are capped. Landlords must respond to pet requests within 30 days and provide a reasonable decision. Public bodies also face strengthened duties to act earlier to prevent homelessness.
Separately, plans to decarbonise heating in homes by 2045 remain under development. No final obligations for homeowners have yet been confirmed.
Wales: building safety and housing access
In Wales, reforms are being developed to strengthen safety enforcement in tall buildings and Houses in Multiple Occupation. Final legislation is still progressing.
The Welsh government is also planning changes to homelessness support and social housing allocation, with the aim of widening access to assistance and ensuring homes are prioritised for those in greatest need.
Nathan Emerson, chief executive at Propertymark, said: "The housing landscape has changed dramatically in 2025. From new rights for renters to major planning reforms and stronger safety rules, it has never been more important to use a qualified professional when considering moving house.
"It is positive to see new protections introduced to help safeguard those who may find themselves in a vulnerable position regarding housing, as well as see plans to increase the supply of sustainable housing and keep pace with ever growing demand right the way across the entire UK.
"Whether renting or buying, consumers should consider working with a Propertymark Protected property agent, who can help navigate these forthcoming and complex changes."
