Unpacking the Renters Reform Bill: Key Insights for Landlords and Tenants

houseprices

Discover key insights on the UK's Renters Reform Bill from JLL's Lucy Morton. Learn how changes in fixed-term tenancies, rent increases, evictions, and more will impact landlords and tenants. Essential reading for anyone in the private rental sector.

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The negative reaction to the tariffs rippled through the money markets. Trillions of dollars were wiped off the value of global stocks, but news of a pause saw the markets breathe a sigh of relief, with single-day gains of 9.5 per cent for the S&amp;P
 500 and 12 per cent for the tech-heavy Nasdaq, although worth noting still not back to their pre-'Liberation Day' highs. Similar rebounds occurred across the Asian markets, and closer to home, the FTSE 100 rose 6 per cent, but remains 5 per cent lower
 than on 1 April.The pausing of variable tariffs arguably has less of a direct impact on the UK, as in essence we are in the same position here as we were before 9 April. The UK's more passive approach over the last week should curry favour with the White House, with
 much pinned on the potential for further negotiations in the coming days and weeks. But arguably some of the UK's 'advantage' in being a lower tariff trading partner could be watered down; we'll need to see how negotiations pan out. What does this all mean for the UK economy and housing market? There was better news on the state of the UK economy in February, with monthly GDP growth of 0.5 per cent, up from 0 per cent in January. But economically February seems a long time ago, with the wider impact of tariffs, employer NI and increases in utility
 bills and council tax all likely to impact GDP figures in the coming months.US tariffs, whatever numbers are eventually settled on, are likely to have a negative impact on growth for economies outside the US &ndash; and possibly for the US too. Inflation rates outside the US could drop back as exports become more expensive and
 goods previously destined for the US find their way to more tariff-friendly shores. Whatever happens, the &pound;9.9bn headroom from the Spring Statement looks set to be challenged, meaning further tweaks to taxation could be on the cards at the next
 fiscal event in the autumn. But as the last seven days have proven, a week is a long time in politics (and economics), so we'll need to wait and see what the ramifications are for the UK in the longer term.Mortgage rates dropTariff-induced uncertainty has impacted bond yields and the interbank lending rate, with two-year swaps at their lowest level since Liz Truss was in No.10. This means forecasters now expect the Monetary Policy Committee could reduce the bank rate up to
 four times this year, up from a consensus forecast of just two rate cuts back in March.Mortgage lenders have reacted, with Barclays, TSB, and Coventry Building Society amongst others cutting rates by more than 25 bps, with best-buy two and five-year fixed rates now available at sub 4%. This could prove positive for the UK government too,
 with lower debt servicing costs if rates fall more quickly than anticipated.<img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1743090226/resi/gb/Articles/Images/Roundup-Apr11-Chart1.jpg" />Housing marketIn the short term at least, it is likely that the 1 April Stamp Duty deadline will have contributed more to the Q2 outlook for the housing market than tariffs. Figures from the Nationwide suggest house prices were 3.9 per cent higher in March than they
 were a year earlier, with growth flat compared with February. Halifax were a little more downbeat, with prices down 0.5 per cent month-on-month and up 2.8 per cent annually.The latest survey from the RICS released this week remained gloomy. New buyer demand dropped back in March, with a net balance of -32 per cent of respondents reporting a drop in new buyer demand, down from -16 per cent the previous month.As is often the case following an increase in Stamp Duty costs, expectations on activity in the short term remain subdued, with more respondents (a net balance of -18 per cent) expecting fewer agreed sales in Q2.More agents reported an increase in stock reaching the market, but this had also dropped back, with a net balance of +6 per cent in March compared with an average of +17 per cent average over the last six months. This is all impacting the short-term outlook
 for prices, with a higher proportion of agents expecting prices will fall over the next three months. But looking at the next 12 months, some positivity remains, with +39 per cent of respondents expecting prices would be higher in 12 months' time.<img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1743090226/resi/gb/Articles/Images/Roundup-Apr11-Chart2.jpg" />Rental marketThe outlook was more positive for the rental market. Tenant demand is increasing as we move into the Spring, with the March RICS survey reporting a net balance of +20 per cent of agents who had seen tenant demand rise in Q1, with expectations on rental increases also remaining in positive territory at a net balance of +31 per cent. Stock levels remain constrained, with a net balance of 24 per cent of agents reporting a drop in new landlord instructions. Homelet data shows average UK rents for new lets rose to &pound;1,288 per month in March, up 1 per cent on February. Average rents on new lets were 2.0 per cent higher in London and 3.5 per cent higher in the rest of the UK on an annual basis.JLL ResearchJLL is a leading global professional services firm specialising in real estate and investment management, with $16.6bn annual revenue in 2020, operations in over 80 countries and a global workforce of over 90,000.&nbsp; With over 7,000 employees and 15 offices in the UK, we support our investor, developer, and occupier clients at every stage of the property lifecycle across both commercial and residential asset classes. This includes land purchase, access to capital, planning, development advisory, leasing, building management and sales. JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare and student housing. Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.

Residential Roundup - 11 April

News that the first Universal theme park in Europe would be built in Bedfordshire was not the biggest roller coaster announcement this week. That accolade was reserved for Trump's tariffs.

News that the first Universal theme park in Europe would be built in Bedfordshire was not the biggest roller coaster announcement this week. That accolade was reserved for Trump's tariffs. At the time of writing (an important caveat right now), the US has announced a 90-day 'pause' on implementing variable tariffs on all countries bar China. This doesn't mean the rest of the world is off the hook this quarter. Blanket tariffs of 10 per cent remain, alongside a higher rate for steel, aluminium and cars of 25%. But America's tone has shifted to one of negotiation, with delegations from across the globe encouraged to come to the table to discuss plans.

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There was better news beyond 2025, with the OBR upgrading their outlook for GDP growth from 2026 onwards, averaging 1.75 per cent per annum from 2026 to 2029. Fiscal headroom is expected to be restored to just shy of &pound;10bn by 2029/30, albeit still
 tight in historic terms, leaving the door open for further tax hikes, or at the very least tweaks, later in the year.<img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1743090226/resi/gb/Articles/Images/Roundup-Mar27-Chart.jpg" />Inflation comes in below expectation at 2.8 per centIn what must have been welcome news for Labour&rsquo;s front bench the latest inflation figures, released on the day of the Spring Statement, showed CPI dipping below 3 per cent to a lower than forecast 2.8 per cent in February. Core inflation (the measure
 which strips out food and energy) also defied expectations as it dropped back from 3.7 per cent in January to 3.5 per cent. The OBR forecast that inflation will be higher than it previously expected this year, with 2025 CPI now expected to average 3.25 per cent, 60bps higher than the October forecast &ndash; a result of higher than anticipated rises in the cost of energy and
 food.
The jury is still out on what this means for the next meeting of the MPC &ndash; remember they chose to hold rates at the last one &ndash; but we expect that a further two to three 25bps cuts could still be on the cards in 2025. Housing as a driver of growthThere were more namechecks for housing than we&rsquo;d expected in the Spring Statement, cementing housebuilding&rsquo;s role in Labour&rsquo;s growth plans. We were already aware of some of the government&rsquo;s announcements, including an additional
 slug of funds for affordable housing and money to support recruitment and training for the under-resourced construction sector, but the OBR view on the impact of planning reform made for interesting reading, too. Building the construction workforce (&pound;600m)Combining government ambitions to build more homes with the considerable work underway to retrofit UK housing stock and rectify building safety has left the UK construction workforce stretched, before we even consider the significant increase in activity
 needed to get close to the Government&rsquo;s 1.5 million homes target. But our construction workforce is ageing and set to shrink further at a time when demand is rising. To stem this Rachel Reeves has announced a &pound;600m investment in training the construction workers of the future. This investment is intended to provide 60,000 additional construction workers by 2029. The creation of a new Constructions Skills Mission
 Board will be set up to oversee the plans, with funds also being allocated for 10 new technical colleges and &pound;165m earmarked for existing colleges to enable them to deliver more construction courses. More money for affordable housing (&pound;2bn)<img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1743177166/resi/gb/Articles/Images/Roundup-Mar27-Chart3.jpg" />A &pound;2bn top up for affordable housing was announced pre-Spring Statement. The money is earmarked to provide an additional 18,000 affordable and social homes, equating to just over &pound;111,000 per property. The &pound;2bn follows two recent top
 ups totalling &pound;800m and is intended to provide a bridge between the 2021-2026 Affordable Housing Programme and the new grant funding scheme set to be announced at the spending review in June. Touching distance of 1.5 million homes&hellip;The OBR report provided some punchy forecasts for housing delivery, albeit coming with some degree of uncertainty and a fair few caveats. Revisions to the National Planning Policy Framework is expected to permanently increase the level of real GDP by
 0.2 per cent by 2029/30 and boost housebuilding by 170,000 homes over the next five years. OBR forecasts five-year UK-wide net additions ranging from 1.2 million (its low scenario) to 1.3 million (its high). Although worth noting this not only falls short of the 1.5 million target, but also that the target (1.5m) applies to England only. With
 England accounting for around 85% of UK net additions this suggests we could see between 1 million and 1.1 million homes delivered against the 1.5 million target. More work needs to be done to unlock housebuilding, and while planning reform is part of that solution we&rsquo;re holding out (and calling) for more demand side stimulus at the Spending Review in June. JLL ResearchJLL is a leading global professional services firm specialising in real estate and investment management, with $16.6bn annual revenue in 2020, operations in over 80 countries and a global workforce of over 90,000.&nbsp; With over 7,000 employees and 15
 offices in the UK, we support our investor, developer, and occupier clients at every stage of the property lifecycle across both commercial and residential asset classes. This includes land purchase, access to capital, planning, development advisory,
 leasing, building management and sales. JLL&rsquo;s Residential and Living team consists of over 300 professionals who provide a comprehensive end-to-end service across all residential property types, including social housing, private residential, build to rent, co-living, later living, healthcare
 and student housing. Disclaimer: &copy; 2025 Jones Lang LaSalle IP, Inc. All rights reserved. Data within this report is based on material/sources that are deemed to be reliable and has not been independently verified by JLL. JLL makes no representations or warranties as
 to the accuracy, completeness or suitability of the whole or any part of the report which has been produced solely as a general guide and does not constitute advice. No part of this publication may be reproduced or transmitted in any form or by any
 means without prior written consent of JLL. JLL, its officers, employees shall not be liable for any loss, liability, damage or expense arising directly or indirectly from any use or disclosure of or reliance on such report. JLL reserves the right
 to pursue criminal and civil action for any unauthorized use, distribution or breach of such intellectual property.

Residential Roundup - 27 March

Entering government Rachel Reeves committed to just one fiscal event a year. Yet in the run up to this Spring Statement it felt more like a mini budget as we braced for the Office for Budget Responsibility end-of-term report on the UK economy.&nbsp;

Entering government Rachel Reeves committed to just one fiscal event a year. Yet in the run up to this Spring Statement it felt more like a mini budget as we braced for the Office for Budget Responsibility end-of-term report on the UK economy. 

Entering government Rachel Reeves committed to just one fiscal event a year. Yet in the run up to this Spring Statement it felt more like a mini budget (hopefully not like the last one) as we braced for the Office for Budget Responsibility end-of-term report on the UK economy.&nbsp;Conditions are looking a little gloomier, at least in the short term. The outlook for UK GDP growth was cut from 2 per cent to 1 per cent for 2025. But the OBR had until now been more bullish on UK GDP than many other forecasters, with the consensus forecast on 2025 GDP growth sitting at 1.1 per cent pre-statement, closer to the revised OBR view.

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<img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1741365078/resi/gb/Articles/Images/Roundup-Mar7-Chart1.jpg" />TransactionsThe SDLT rush is evident in transactions figures, with just over 95,000 homes changing hands in January across the UK, 14% higher than the same month a year earlier. This is the highest January figure since 2022 and marginally up on the 10-year January
 average. House pricesThe impact on house prices is less clear cut. Figures from the Nationwide index show house prices rose 3.9% in the year to February 2025, up 0.4 percentage points month-on-month. The Halifax index shows a marginal slowing in February, with prices down
 0.1% monthly and up 2.9% annually. But we could see the rate of growth fall a little in March. More first-time buyers, who are generally purchasing smaller (and often less expensive) homes, means we could see the overall average fall in March and
 potentially rise in April &ndash; as a result it remains prudent to not place too much emphasis on monthly fluctuations in prices this spring.Mortgage approvals The pre-SDLT rush was evident earlier in the mortgage stats, with the time taken to complete a sale meaning those wanting to beat the deadline would need to have been well progressed by early 2025. In late 2024 we saw annual increases in net mortgage
 lending almost 50% higher than they were a year earlier. True, 2023 wasn&rsquo;t a busy year, but the acceleration in activity was particularly evident in Q4.&nbsp; Lower rates helped, but first-time buyers were busy with their brokers too. The latest
 numbers from the Bank of England show mortgage approvals rose 19% annually in January 2025, with UK Finance showing a 16.4% annual increase in loans to first-time buyers in Q3 2024.<img src="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1741365078/resi/gb/Articles/Images/Roundup-Mar7-Chart2.jpg" />The death of leasehold?Commonhold isn&rsquo;t new; it was introduced back in 2004 as part of the Commonhold and Leasehold Reform Act 2002, but most new developments completed since continued to adopt a leasehold ownership structure. This looks set to change, with the Government publishing a White Paper proposing replacing leasehold with commonhold for new flatted developments (the sale of new leasehold houses has already been stopped). A consultation on how this could be introduced is set to take place in the coming months. Under a commonhold ownership structure, homeowners would effectively own the freehold of their individual unit, with the freehold of the building held by the building&rsquo;s commonhold association. Each owner would be a member of their building&rsquo;s commonhold association and would be expected to contribute to overall maintenance and running costs, similar to a leasehold service charge. No ground rent would be payable. Plans are afoot, too, to make it simpler for existing owners of leasehold properties to convert to commonhold, although this is a more challenging prospect than imposing the new structure on new build homes. Big Six The latest data from Zoopla shows annual rental growth fell from 3.9% in Q4 2024 to 3.0% in their latest Q1 release. The lowest level for more than three years, it follows a significant increase in rents over that period. This &lsquo;normalisation&rsquo; in the rental market has been evident for some time. Stock levels per agent have risen from recent lows but are still down on pre-pandemic norms. There are still 12 enquiries for every rental home according to Zoopla, with the number of homes to rent per agent averaging 13 in February 2025, up from a low of 10 in 2023, but still below the longer run average of 16 between 2017 and 2021. Our recently released JLL Big Six Residential Development Report shows a similar trend.&nbsp; The report tracks changes in prices and rents across mainstream and prime developments in six cities outside London: Birmingham, Bristol, Edinburgh, Glasgow, Leeds and Manchester.Average annual rental growth across the Big Six stands at 4.2%. New stock coming to the market continues to demand higher rents, however more balance between supply and demand has meant average growth returning to single digits in all six cities.Interest rates have remained higher than expected and continue to impact development viability and buyers&rsquo; budgets through higher mortgage rates. Average prices for new build apartments have risen 2.1% across the Big Six. Markets with lower average prices, notably Birmingham and Glasgow, have seen the highest price growth.After a sharp slowdown in the first half of 2024, the Big Six build-to-rent market had its most active second half since 2021, bringing full-year investment to &pound;1bn. Though reflecting a 12% year-on-year decline, it was a strong finish to 2024.To read the latest JLL Big Six report <a href="https://residential.jll.co.uk/insights/research/big-six-residential-development-report-winter-2024-25">click here.</a>Build-to-rent and UK livingIt is not just the Big Six where build-to-rent activity rose at the back end of 2024. With &pound;5.4bn invested nationally in 2024, BTR activity was up 9% on 2023. Across all sectors of UK living investment rose 5% year-on-year to &pound;13.9bn. There were more than 230 deals completed in 2024, 16% above the five-year average.An uncertain outlook for build and debt costs contributed to drop in forward funding deals, falling 26% below the five-year average, the lowest level since 2018. At the same time, forward purchases and investments in standing stock rose 31%. Domestic investors led the pack, with 44% of total living investment originated in the UK.To read more on our outlook for UK living in 2025 <a href="https://www.jll.co.uk/en/trends-and-insights/research/living-outlook-market-dynamics">click here.</a>

Residential Roundup - 7 March

The clock is ticking for those looking to take advantage of stamp duty savings before rates revert to previous levels on 1 April. First-time buyers have the biggest incentive, particularly those purchasing more expensive homes.

The clock is ticking for those looking to take advantage of stamp duty savings before rates revert to previous levels on 1 April. First-time buyers have the biggest incentive, particularly those purchasing more expensive homes. The threshold at which first-time buyers no longer benefit from relief drops from &pound;625,000 to &pound;500,000, with the nil rate dropping from &pound;425,000 to &pound;300,000. This means someone purchasing a &pound;500,000 first home would see their stamp duty bill increase from &pound;3,750 in March to &pound;10,000 in April.&nbsp;

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The JLL Big Six Residential Development Report compares activity, prices, and rents across six UK cities outside London: Birmingham, Bristol, Edinburgh, Glasgow, Leeds and Manchester. This report incorporates data from the JLL UK Cities index, comparing
 changes in prices and rents across mainstream and prime developments in each city.Average annual rental growth across the Big Six cities stands at 4.2% in December 2024. New stock coming to the market continues to demand higher rents, however more balance between supply and demand has meant average growth returning to single digits
 for all cities.Interest rates have remained higher than expected and continue to impact development viability and buyers&rsquo; budgets through higher mortgage rates. Average prices for new build apartments have risen 2.1% across the Big Six. Markets with lower average
 prices, notably Birmingham and Glasgow, have seen the highest price growth.After a sharp slowdown in the first half of the year, the Big Six build-to-rent market had its most active second half since 2021, bringing full-year investment to &pound;1bn. Though reflecting a 12% year-on-year decline, it was a strong finish to 2024.
<a href="https://res.cloudinary.com/global-cms-assets-np/image/upload/v1739942706/resi/gb/PDFs/Big_Six_Residential_Development_Report_-_Winter_24-25.pdf" target="_blank"><button class="Button primary" style="text-align:center;">Click here to read more</button></a>

Big Six Residential Development Report - Winter 2024/25

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