From rent controls to boosting housing supply, here's how Conservative and Labour plans for the housing sector compare.
Updated: 9 January 2024
Housing is always a key policy for any political party, as it’s a topic that affects everyone. The Conservative party has put all its eggs in the Renters (Reform) Bill basket, with an array of changes to come.
Not to be outdone, the Labour party has released its plans for the private rented sector by proposing a new renters' charter, which includes extended notice periods for landlords and a plan to end "automatic eviction for rent arrears".
So, where does each party stand? Read on for a brief overview of their proposals around these key points:
- Reforming private renting
- Introducing rent controls
- Boosting housing supply
- Helping first-time buyers
- Providing social and affordable housing
- Regulating holiday homes and short-term lets
- Abolishing the leasehold system
- Upgrading the energy efficiency of homes
- Tax on residential properties
1. Reforming private renting
Conservative party
The Conservative government's direction for the private rented sector is no secret. The Renters (Reform) Bill, first revealed in 2019, has now been introduced to Parliament and is going through the parliamentary process.
Plans within the bill include abolishing Section 21 ("no fault") evictions, introducing a new system of rolling tenancies, introducing the Decent Homes Standard to the private sector for the first time, and more. You can find a more comprehensive guide on these changes on this Newsagent blog.
Labour party
Labour has previously shared that there are “significant doubts” around the version of the Renters (Reform) Bill as introduced, due to the Conservatives arguing over its details.
The party has instead promised a Renters’ Charter, which offers an end to no-fault evictions, the right for renters to have pets, to make reasonable alterations to a property, introduce a four-month notice period for landlords - and bring in an end to automatic evictions for rent arrears.
2. Introducing rent controls
Conservative party
Although some corners of the Conservative party are in favour of a rent freeze, the current government has rebuffed calls for a freeze coming from, among others, the Labour party Mayor of London, Sadiq Khan.
The Renters (Reform) Bill white paper shared that "this government does not support the introduction of rent controls to set the level of rent at the outset of a tenancy".
Labour party
There are plenty of vocal proponents of rent controls in the Labour party, including Sadiq Khan and Manchester Mayor Andy Burnham. However, the party also includes some detractors, such as Shabana Mahmood, a senior MP and Labour’s Campaigns Manager.
The calls for rent freezes tend to crop up in cities, such as London, Liverpool, and Manchester, suggesting that a nationwide freeze or cap would be unlikely, even under a Labour government. In June 2023, Labour scrapped its pledge to bring in rent controls.
3. Boosting housing supply
Conservative party
The Conservatives set in 2021 an ambitious target of 300,000 houses to build by the mid 2020s. However, in December 2022, Michael Gove backtracked, and updated these targets as "advisory".
In December 2023, Michael Gove responded to London Mayor Sadiq Khan, agreeing that "housing delivery in London is far below levels needed" and that "it may be necessary to take further action now, as a matter of urgency, to make sure London is delivering the homes our capital needs."
The 2023 Conservative Party conference saw Michael Gove restate his commitments to build more homes, with planning reform "high on the agenda." The party has committed to building at least a million more homes by the end of this parliament.
Labour party
Labour party leader Keir Starmer has said that he would reinstate mandatory targets to build 300,000 homes per year under a Labour government - as well as updating planning laws to help local authorities have more say in what is, and built where.
This has been a consistent message from Labour - and was restated at the 2023 Labour Party conference with a message to "Get Britain Building Again".
Labour has also shared that scrapping the house building targets could cost tenants up to £200 per year by 2030. 
4. Helping first-time buyers
Conservative party
Prime Minister Rishi Sunak has said that he's considering reinstating the Help to Buy scheme, to help first-time buyers get on the property ladder. However, some say that this will simply inflate property prices more, negating the effect of the subsidy.
In 2022, then-Prime Minister Boris Johnson also committed to extending the Right to Buy scheme to housing association tenants. However, this change has yet to come into effect.
Labour party
Back in September 2022, Keir Starmer announced plans to shake things up, with "no more buy-to-let landlords or second homeowners getting in first."
The Labour party has released data showing that two thirds of children born in 2023 won't own a home before their fifties - and has said that it's aiming for 70% home ownership.
To reach this target, it proposes introducing a mortgage guarantee scheme and increasing the stamp duty surcharge for foreign investors.
Keir Starmer has also said that the party plans to give first-time buyers "first dibs" on new-build homes, over existing homeowners - although questions have been raised on how this would work in reality.
5. Providing social and affordable housing
Conservative party
A poll recently found that three quarters of Conservative voters want more social housing built in the UK. The Department of Levelling Up, Housing and Communities has shared that it has invested £11.5bn in its Affordable Homes Programme to "deliver tens of thousands of homes for rent and sale right across the country."
However, its targets - now deemed "advisory" - only allocated 33,550 homes for social rent. That figure is at odds with the social housing waitlist of more than 1 million households.
Labour party
In the 2023 Labour conference, Angela Rayner reasserted Labour's plans to build more social housing for people to rent, echoing announcements made in 2022. Currently, social housing sits behind private rented properties, at only 17% of households.
For example, the party will aim to reduce the number of social homes being sold through right to buy - while making sure that new social housing is built in their place.
6. Regulating holiday homes and short-term lets
Conservative party
The current government has started to take steps in recent months to crack down on short-term and holiday lets, particularly in tourist hotspots.
The rules around accessing business rates for short-term rentals have already tightened, and two new consultations have recently been published. These will assess planning permissions and a short-term let register in England.
Wales and Scotland have already implemented their own licensing schemes through their devolved governments.
Labour party
Back in July 2022, the Labour party surfaced a concept similar to the licensing scheme in Wales for short-term lets in England.
This has the same aim as the measures that the Conservative government is suggesting - to help support tourist areas hard hit by the influx of holiday homes. You can read more about the Welsh system in our blog.
The party is also reportedly considering raising the 3% surcharge for second homes, and raising the council tax premiums to max. 300% if it comes to power.
7. Abolishing the leasehold system
Conservative party
In November 2023, as part of the King's Speech, the government announced a new Leasehold and Freehold reform bill. Commitments include making it easier for leaseholders to buy the freehold of a property and reducing how much leaseholders have to pay in ground rent.
Property Industry Eye reports that there may be a possibility that all houses will be sold as freehold in the future.
Labour party
Angela Rayner, Shadow Home Secretary, has also committed to overhauling the leasehold system, with the Labour party previously dubbing the system as "feudal" and "archaic."
Lisa Nandy, the previous Shadow Home Secretary, approved the introduction of a "commonhold" system instead - something floated back in 2019 in Labour's report, "Ending the Scandal – Labour’s New Deal for Leaseholders."
Find out more about the Leasehold and Freehold Bill8. Upgrading the energy efficiency of homes
Conservative party
The Conservative party had previously committed to upgrading all rental properties to EPC band C. However, these plans were "scrapped" in September 2024.
This is in recognition of the current pressures on landlords and therefore housing supply. You can read more about the proposals to increase Minimum Energy Efficiency Standards in our guide.
Labour party
The Labour party's has committed to a Warm Homes Plan, which aims to upgrade millions of homes across England, Wales, Scotland and Northern Ireland.
The party has stated its intention to cut household bills by up to £1,000 every year for families with its intention to ensure every home is upgraded to an EPC band C "within a decade."
9. Capital gains tax on residential properties
Conservative party
Under the conservatives, the capital gains tax allowance (CGT) was reduced from £12,300 to £6,000 from April 2023.
It will decrease further to £3,000 from April 2024.
Labour party
The Labour party has ruled out increasing CGT , with Shadow Chancellor Rachel Reeves saying that it has "no plans for a wealth tax".
Reeves said in 2021 that "t would be best to tax "“people who get their incomes through stocks and shares and buy-to-let properties”.
However, Reeves now shares that Labour would instead focus on not overspending public money rather than taxing the wealthy.
