This month, the Renters’ Rights Bill remains in “Ping Pong” between the Commons and Lords, leaving landlords without a confirmed Royal Assent date. Angela Rayner’s resignation on 5 September 2025 adds further uncertainty, with Steve Reed now heading Housing.
Meanwhile, Chancellor Rachel Reeves is considering replacing stamp duty with a national property tax for higher-value homes, with longer-term reforms to council tax also under review.
The Renters’ Rights Bill Ping Pong continues
As expected, the government rejected almost all of the amendments to the Renters’ Rights Bill on September 8. This has planted the Bill firmly in the “Ping Pong” stage, where it will bounce back to the Lords.
Last month, the government was eager to get the Bill through parliament and achieve Royal Assent before the start of the Labour Party Conference on September 28. We know now that this was hopeful, to say the least.
The Bill is due to return to the House of Lords on October 14. Once both Houses agree on the contents of the Bill, it will finally be brought before the King for Royal Assent.
While we welcome news of movement, the Ping Pong process still leaves the industry without a confirmed date for Royal Assent. We believe that agents and landlords need time to comply with the new legislation.
As your letting agent, we’ll be here to support you through the Renters’ Rights Bill. Please don’t hesitate to reach out if you have any questions about how we can assist you.
Uncertainty follows Angela Rayner’s resignation
Angela Rayner resigned on 5 September 2025 from her roles as Deputy Prime Minister, Housing Secretary, and Deputy Leader of the Labour Party, after an independent ethics inquiry found she had breached the ministerial code in relation to underpaying stamp duty on a property purchase.
In a swift cabinet reshuffle, David Lammy was appointed the new Deputy Prime Minister and Steve Reed took over the role of Secretary of State for Housing, Communities and Local Government.
This abrupt change raises fresh questions over the pace of housing reform. Rayner had been a key advocate for tenants’ protections and stronger regulation of the rental market. Whether Reed will maintain that same focus remains to be seen.
While the government has acted swiftly to avoid disruption, the transition leaves the housing sector uncertain about immediate policy priorities. We believe landlords and agents need clear direction to prepare for upcoming reforms.
As always, we will continue to monitor developments and keep you informed of how these changes may affect you.
Reeves signals replacement of stamp duty with new property tax
Chancellor Rachel Reeves is reportedly preparing a bold shake-up of property taxation, with plans underway to scrap stamp duty on primary residences and replace it with a national property tax.
Officials are studying a “proportional” model, under which homeowners selling properties worth over £500,000 would pay a levy based on the property’s value, rather than the current banded stamp duty system. HMRC would collect the payments, and the tax would hit only a minority of home sales compared to current stamp duty.
In the longer term, the government is also reported to be considering replacing council tax with a local property tax, aligning local revenues more closely with current property values.
However, no formal decision has been made yet. Treasury sources say modelling and consultations are ongoing, as officials assess the impacts on mobility, inequality, and revenue stability.
The proposal comes amid mounting pressure to modernise anachronistic tax systems, but it also adds to uncertainty in the housing market, particularly for higher-value property owners contemplating a move.