Rayner urged to rule out rent controls and help buyers stuck in limbo

New prime minister Andy Burnham wasted no time in appointing Angela Rayner as housing secretary after taking residence of 10 Downing Street on Monday.

In addition to Rayner’s reinstatement to the role she vacated in September last year, Matthew Pennycook retained his position as housing minister.

Leaders in the property industry have been sharing their views on the news since the announcements were made.

The National Residential Landlords Association (NRLA), for example, welcomed Rayner back to her position as secretary of state for housing, communities and local government.

However, it also warned that reform of the private rented sector “must work for responsible landlords and tenants”.

Ben Beadle, chief executive of the NRLA, said: “Boosting housing supply will be one of the government’s most pressing issues, and we stand ready to work constructively with ministers on this agenda.

“With the private rented sector facing significant further changes, it is vital that reforms are practical and fair for both tenants and responsible landlords.

“We urge the housing secretary to focus on improving enforcement to root out the minority of rogue and criminal landlords undermining the reputation of the responsible majority. 

“In parallel, ministers must also repair the broken justice system to ensure the Renters’ Rights Act can be implemented effectively.”

Beadle added: “Underpinning all of this is a need to rule out any form of rent control. 

“As Angela Rayner herself and the cross-party Housing Select Committee have all warned, rent controls would undermine the supply of the homes to rent so many tenants urgently need.”

More reaction

Mark Chick, Association of Leasehold Enfranchisement Practitioners (ALEP) director and senior partner at Bishop & Sewell LLP, said: “ALEP welcomes Angela Rayner’s appointment as secretary of state. Having held the role until relatively recently, she returns with a known and visible commitment to leasehold reform, having given evidence before the select committee on the Commonhold and Leasehold Reform Bill and having been in post at the bill’s inception. 

“The return of Angela Rayner should mean a degree of consistency and less reading-in time on leasehold issues. 

“While we await the broader policy objectives of the new cabinet, this does seem to mean ‘business as usual’ as regards leasehold reform.

“ALEP welcomes the prime minister’s decision to retain Matthew Pennycook as minister of state. At a time when leasehold reform has reached a critical stage, continuity is key.

“Mr Pennycook has demonstrated a detailed understanding of the complexities of leasehold law and the need to balance the legitimate interests of all those affected. Just as importantly, he is committed to getting reform right rather than pursuing speed at the expense of workable legislation.

“Retaining a minister who understands that work should help preserve momentum and reduce the risk of unworkable or rushed legislation.

“ALEP looks forward to continuing its constructive engagement with government, particularly given the current consultations on key aspects of the Leasehold and Freehold Reform Act 2024. 

“Our priority remains to assist to ensure a programme of legislative reform that is balanced and capable of operating effectively in practice.”

The Open Property Data Association (OPDA) said: “Angela Rayner’s return to the housing brief should be welcomed across the sector. She has a strong understanding of the challenges facing the housing market, a genuine passion for housing policy, and had already begun building constructive relationships with industry stakeholders before leaving the role. That existing knowledge and engagement should allow her to hit the ground running.

“At a time when the housing market needs confidence and certainty, the priority must be stability and continuity.

“The industry now needs to see the government follow through on its commitments to modernise the homebuying process through smart data and wider digital transformation. 

“There is also clear public support for change. The OPDA’s Future of Homebuying 2026 report, published last month, found widespread backing for digital reform of the property market, reflecting growing consumer expectations for a faster, more transparent, and less stressful homebuying experience.

“With a second chance at the role she was clearly committed to, and with firsthand experience of how complex property transactions can be, Angela Rayner has the opportunity to bring compassion and a personal touch.

“We look forward to working with her and her team to ensure these commitments are delivered with the full support, collaboration and technical expertise of our industry and that the modernisation of the homebuying process remains a government priority.”

Colin Brown, head of planning & development at Carter Jonas, said: “It is encouraging to see Matthew Pennycook  retained and, importantly, attending cabinet meetings. This sends a positive signal about the priority being given to housing and planning reform at the heart of government.

“The government’s focus on affordable housing and the likely expansion of council-led housing delivery is both welcome and necessary. However, it is equally important that policy provides hope and opportunity for first-time buyers and the many households who are working hard but finding home ownership increasingly out of reach amid ongoing cost-of-living pressures.

“A successful housing strategy must support those in greatest need while also creating pathways into home ownership for aspiring buyers. Achieving that balance will be critical if the government is to deliver lasting housing reform and broaden access to the housing market.”

Tatiana Sharposhnikova, founder of Sharpwell Property Law, said: “Angela Rayner has a major task on her hands. Things have moved in the wrong direction since she last held the job.

“Buyers are now waiting an average of 134 days to complete a transaction, with more than one in five deals collapsing before they get there.

“The government’s previous commitment to homebuying reforms is a good start. Sales packs, earlier binding agreements and digitisation are the right ideas. But plans that shave a few weeks off an average completion time measured in months are not solving the problem. Reforms need to address the root causes of delays, transaction failures and sunk costs which are losing buyers millions every year.

“The new housing secretary does not need another consultation to tell her where the blockages are. Chains still collapse because one link stalls and nobody is accountable for pushing it forward. AML and source-of-funds checks, while necessary, are applied inconsistently across firms with no shared digital infrastructure to speed them up.

“This is also an industry problem, not just a policy one. Too many firms in this sector still operate reactively. The seller’s solicitor waits for lender documentation, the estate agent assumes it is being chased, the lender waits on the broker, and the buyer is left in the dark. Government can mandate digitisation. It cannot mandate a law firm actually picking up the phone.

“What the sector needs from Angela Rayner now is delivery, not another framework. Buyers stuck in that endless limbo cannot wait any longer to find out if this time is different.”