Starmer’s housing legacy vs Burnham’s (potential) policies

The UK property market is in the middle of an unusually interesting political moment. Sir Keir Starmer’s government has just launched one of the most widely backed housing reform packages in years. And yet, Starmer has stepped down as Labour leader, with Andy Burnham taking his place on the 20th of July. As such, the direction of housing policy over the remainder of this parliament is far from settled.

So, what if you’re an independent professional looking to buy a home or remortgage? Understanding what’s coming—and what might change—is worth a few minutes of your time.

Here’s what we’ve gleaned from the Chinese whispers circulating the corridors of power.

Starmer’s legacy: modernising the transaction

The outgoing government’s strategy focuses on fixing the mechanics of buying and selling. The two core aims are to digitise the chain and to stabilise it. Together, they address problems that have frustrated buyers, sellers, and brokers for decades.

From the seller’s side, estate agents will have to issue detailed sales packs as soon as a property comes to market. These packs will cover:

• The physical condition of the property,
• Any associated leasehold costs, and
• The current status of the chain.

Buyers gain earlier access to essential information, making the process more transparent for everyone involved.

The digital infrastructure underpinning all this will replace the traditional paper trail. You will get:

• Property logbooks,
• Digital identity verification,
• Electronic signatures, and
• AI-enhanced conveyancing designed to reduce duplication and the risk of fraud.

What do the digitisation and stabilisation hope to achieve?

The numbers justify this radical intervention:

Buying a home currently takes, on average, around 120 days. Although, for contractors, the timeline is considerably shorter.

Government figures show one in three sales falls through. These collapses cost vendors, annually, around £400 million and the broader economy approximately £1.5 billion.

Earlier binding agreements will prevent parties from pulling out without valid cause. This regulation should significantly reduce the collapse rate.

For first-time buyers, the package could save up to £650 and cut four weeks from the buying process. These two improvements will be welcome news, given the reported 9-month, £3.5k delays on saving a deposit in the current market.

The reforms also introduce a new code of conduct and mandatory qualification requirements for estate agents. The industry has resisted this change for years; in contrast, it’s high on consumer groups’ wishlists.

Consultations on the sales packs and agent qualifications begin next year. The broader rollout will take place over the remainder of this parliament. Scotland, which already has an established equivalent framework, is unlikely to adopt the new legislation.

The reception has been notably warm. The HomeOwners Alliance backed the proposals, as did Phil Spencer and a host of other market authorities. For a government in its final chapter, that kind of cross-party endorsement is a meaningful legacy.

What Burnham might do differently

Andy Burnham is yet to publish a formal housing manifesto. But his likely approach would centre on:

• A large-scale expansion of genuinely affordable social housing,
• Tighter regulations to govern the private rental sector, and
• A fundamental reform of property and land taxation.

Where Starmer’s reforms focused on making the transaction smoother, Burnham’s instinct is to address supply at its root.

At the heart of his proposals is the biggest council housebuilding programme since the post-war period. He argues that social housing would end Britain’s dependence on private landlords.

In September 2025, Burnham told the Telegraph that he wanted to see £40 billion of borrowing to build council houses.

Reduced threshold on mansion tax?

In addition, he’d like to see a charge on expensive London homes. Murmurings earlier this month suggest that he may drop the mansion tax threshold to apply these charges.

When introduced, the mansion tax will affect all homes in England. But its biggest impact would be in London and the South East. If he dropped the minimum qualification for the tax to £1.5M, it would almost double how many homes would qualify.

The most profitable way to realise income from lowering the mansion tax wouldn’t be to just drop the lower threshold. It would be to set the new lowest threshold at the current lowest rate (£2,500) and increase the rates for the higher bands.

The end of Right to Buy and Council Tax?

Andy Burnham has long advocated ending the Right to Buy for newly built council homes. He’s framed the argument as the only way to prevent diminishing social housing stock from disappearing almost as quickly as it’s built.

This stance will divide opinion. For many buyers, Right to Buy represents a genuine route into ownership that matters. It will cut deeper for those who’ve been council tenants for many years.

On tax, Burnham has called for council tax reform. Reports suggest he’ll support replacing council tax and stamp duty with an annual property tax. However, the Government is yet to publish an official proposal or detailed policy.

For anyone currently planning to buy a home, these reforms are worth watching. That said, it would be premature to let speculation about future tax structures derail a well-timed decision today.

A different experience, depending on your postcode

Devolved regions and local leaders would oversee the programme rather than Whitehall. That’s because Burnham believes local areas are best placed to drive housing delivery, regeneration and economic growth.

For contractors working across the UK’s regions, that devolved approach could mean a notably different experience. You may have to consider local differences, depending on where you’re buying. How stark those differences will be, we’ll have to wait and see.

The fundamental differences between the two visions

The contrast between the two approaches is tangible. Starmer’s legacy would see transactional reform. It would make the buying process faster, safer, and less likely to collapse.

Burnham’s instinct is structural reform; he’ll address the chronic undersupply of genuinely affordable homes. He also has his eye on the tax environment around property ownership.

Both matter. But for contractors considering buying their first home, remortgaging, or moving up the ladder, don’t panic. Neither set of proposals changes the fundamentals of what makes a strong application right now.

Specialist lenders are still assessing contractors on their annualised day rate. Retained profits still count with the right underwriter. The window to lock in a competitive rate before any future policy changes shake the market remains. If anything, there’s an argument for getting a proper assessment of your position sooner rather than later.

If you’d like to understand exactly where you stand, we’re here to have that conversation:

• How much you can borrow,
• Which lenders will assess your income most favourably, and
• How the current market conditions affect your timing.

We’re sure this story will have twists and turns before any of the proposals become law. All information is correct at time of writing (July 2026). Always check with your broker before submitting your mortgage/remortgage application.