Who will be affected by the Rachel Reeves £2m mansion tax?

Who will be affected by the Rachel Reeves £2m mansion tax? The new annual surcharge on homes over £2m has been positioned as a targeted, progressive measure, yet the maps tell a very different story. This is overwhelmingly a London and South East tax. Outside those areas, the proportion of £2m homes barely registers. In parts of central London, however, entire neighbourhoods sit far above the £2m threshold, which means thousands of households are now staring down the barrel of a recurring annual bill from 2028. Reactions across the property industry follow a clear theme. Many describe the measure as a mansion tax in all but name, and a levy that hits people who bought modestly decades ago only to find their homes now sitting above an arbitrary line. Some argue it feels like a punishment. Long term owners who are asset rich but cash poor could struggle the most, forced to absorb another cost they never planned for. Others warn of a freeze in the prime market because buyers will hesitate to purchase a home that comes with a permanent annual surcharge. Sellers may end up cutting prices simply to move on. Concerns extend beyond London’s trophy postcodes. In the South East, homes between £2m and £4m are already seeing significant price reductions, and this policy could deepen the divide between the higher and mid price brackets. There is also anxiety that this becomes a new cliff edge at £2m, distorting behaviour for years. Renting may also be affected because if the surcharge is collected through council tax, the liability will sit with tenants and increase their monthly costs. The one positive note is timing. With implementation set for April 2028, households who want to downsize have a sizeable window to act. Many are expected to do so rather than carry a new annual charge into retirement. More details on the other changes for homeowners and landlords to follow on what this means for the Huddersfield local property market in the coming week.

The Renters’ Rights Act

 We are writing to update you on the implementation of the Renters’ Rights Act (RRA). As many of yo

We are writing to update you on the implementation of the Renters’ Rights Act (RRA). As many of you will know the government has confirmed that “Phase 1” of the Act will come into force on 1st May 2026. This marks the beginning of significant changes to the private rented sector, and we want to ensure you are fully informed and prepared.

 

What Happens on 1st May 2026 (Phase 1)

 

The first set of reforms coming into effect includes:

 

Abolition of Section 21 “no-fault” evictions, from 1st May, Section 21 will no longer be available to end tenancies.

 

New grounds for possession.

 

Updated grounds will allow landlords to:

 

• Move back into the property
• Move close family members in
• Sell the property
• Carry out major refurbishment
• These grounds will come with revised notice periods.
• Periodic tenancies become the default.
• All new tenancy agreements from 1st May must be periodic.
• Existing ASTs continue as they are until that date.

Rent review reforms.

 

• Rent increases will be limited to once per year via the statutory Section 13 process.
• Ban on rental bidding wars and cap on rent in advance (maximum one month).
• Anti-discrimination protections and a tenant right to request a pet.

 

Future Phases Announced

 

Phase 2 – Likely to be Late 2026

• Introduction of the new PRS Database
• Launch of the Landlord Ombudsman Scheme

 

Phase 3 – Date TBC

• Decent Homes Standard for the private rented sector
• Implementation of measures similar to Awaab’s Law

Although it is likely local councils will have powers of enforcement by the end of December 2025- I will write further in regards to this in due course as and when I know more, the reality is that the local councils are busy enough!

 

We have and are actively working on the processes and documentation required to navigate these changes for our landlords and as the leading agent in the area with over 1600 properties managed we look forward to guiding you through the coming months.

If anyone has any queries feel free to contact my expert team,.

The 2025 Huddersfield Property Market

 

What Happened This Year — and What 2026 Will Bring

As 2025 draws to a close, it’s a perfect moment to step back and review what’s changed in the UK property market and, more importantly, what’s been happening right here in Huddersfield. The trends of the last three years reveal a market that’s active, resilient, and increasingly shaped by the type of homes people want — not just what they cost.

1. The UK Property Market (2023–2025)
More Homes Coming to Market

Listings have grown each year:

2023: 1.41 million

2024: 1.52 million

2025: 1.56 million

Asking prices stayed fairly level, but £/sq.ft has steadily risen — not because homes became more expensive, but because the mix of listings changed.
More:

Smaller, starter homes

High-end, premium properties

These both achieve higher price-per-square-foot figures and pushed the national average upwards even as headline prices stayed flat.

Sales Activity Accelerated, Not Prices

Properties sold SSTC:

2023: 824,665

2024: 958,239

2025: 997,472

Completions also increased every year.

Yet despite the surge in activity, average sale prices barely moved.

This is the story of the UK market in 2025:
➡️ More people moving,
➡️ More transactions completing,
➡️ But prices remaining stable.

This tells us the market is healthy, not overheating — driven by confidence and affordability, not runaway price growth.

 

What’s Been Driving This Stability?

A combination of long-term structural issues and short-term economic improvements:

 

1. Falling mortgage rates

After peaking in 2023, rates gradually cooled. Each reduction unlocked pent-up demand from buyers waiting on the sidelines.

2. Wage growth ahead of inflation

Real incomes improved in 2024 and 2025, supporting affordability.

3. Unemployment remains low

Slight rise in 2025, but still near historic lows — enough for families to feel secure making big decisions.

4. Lifestyle shifts

Hybrid working, bigger gardens, flexible space — three years on, these trends continue shaping what and where people buy.

5. Chronic lack of new homes

The UK needs 300,000 homes per year, but has averaged only 210,000.
A 2.7 million home deficit has built up over 30 years, keeping supply tight.

These factors combined have held the market steady despite wider economic ups and downs.

 

2. Huddersfield Market Overview (2023–2025)

Huddersfield’s market has its own rhythm — connected to the UK but always with local twists.

Listings and Asking Prices

2023: 3,432 listings — £259,330 avg

2024: 3,963 listings — £271,647 avg

2025: 3,870 listings — £281,367 avg

 

A consistent flow of new homes each year and gently rising asking prices show increasing seller confidence.

Sales and Completed Transactions

2023: 1,979 completions — £233,981 avg

2024: 1,997 completions — £233,916 avg

2025: 2,219 completions — £258,356 avg

 

2025 stands out:
✨ 11% more completions than 2024
✨ Achieved prices strengthened noticeably
✨ Buyers remained active despite national uncertainty

Huddersfield’s market is steady, dependable, and grounded in real demand, not speculation.

 

Why Huddersfield Performs Better Than the UK Average

Here’s a vital statistic:

UK: Only 53% of homes listed actually sell.
Huddersfield: 62.38% sell.

This puts Huddersfield well above national norms.

Why?

Good affordability compared to most UK regions

Strong rental demand driving investor activity

Good commuter connections

A broad mix of housing types attracting a wide range of buyers

Realistic pricing from sellers

In short, homes here are more likely to find a buyer than in many parts of the country.

 

3. What Will the 2026 Market Look Like?

Huddersfield will broadly follow the UK's stable outlook, but local influences will matter most:

 

What will shape 2026 locally?

Major employment hubs expanding or contracting

New transport and infrastructure projects

Shifts in rental demand

Availability of family homes in key school catchments

Continued lack of new-build supply

Huddersfield’s market has shown resilient demand, even when the national picture has been mixed. This is likely to continue in 2026.

 

4. The Most Important Rule for Selling in 2026
Price your home correctly from day one.

National data proves it:

53% of homes that sell find a buyer within 35 days.

If you receive an offer within 25 days, you have a 94% chance of completing.

Agree a sale after 100 days, and completion chances drop to 56%.

Since 2001, homes sell for within 0.9%–1.3% of the final asking price — the price before going under offer.
(So repeatedly reducing your price simply wastes time and loses momentum.)

Homes attract the most motivated buyers in the first 2–4 weeks.
Start too high and you lose that window — often permanently.

 

5. Thinking of Selling or Moving in 2026?

My role as a local Huddersfield agent is to:

Analyse live market data daily

Understand which homes are selling, and why

Track what buyers are looking for in each HD postcode

Price your home to create maximum early interest

Help you achieve a strong and realistic sale price

Minimise time on the market and reduce fall-through risk

If you want a data-driven, realistic and proven approach to selling in Huddersfield in 2026, we'd be happy to help

Landlord Update Bulletin – Renters’ Rights Bill Receives Royal Assent

Dear Valued Clients,

 

We’re writing to bring you up to speed on the Renters’ Rights Act (formerly the Renters’ Rights Bill), which has now been granted Royal Assent, and what this means for you as a landlord following a transition period expected within the next six months.

 

While the Bill is now law implementation dates and detailed regulations are yet to be confirmed, and the Government is under pressure to provide clear timelines.

 

⚖️ Key Legal Changes

The Act includes reforms that will directly affect you as a  private landlord:

• Abolition of Section 21 “no-fault” evictions – you will need to rely on prescribed grounds under Section 8 to regain possession.
• Stricter notice periods and new procedures for possession.
• Twelve-month restriction on re-letting where you have served notice to sell.
• Mandatory rent review process via Section 13 only — removing the ability to rely on contractual rent reviews or index-linked clauses.
• Restrictions on deposits and advance rent payments, aimed at improving affordability but potentially limiting flexibility for both landlords and tenants.

 

🧭 What Happens Next

Housing Minister Matthew Pennycook has not yet announced the implementation schedule, we expect at least six months’ notice before the new system takes effect to allow landlords, agents, and tenants to adjust, perhaps a phased introduction, starting with new tenancies & followed by existing tenancies at a later stage.

Further statutory guidance and secondary legislation will set out the precise procedure for new possession grounds, rent review disputes, and transitional arrangements and we will continue to keep you updated.

 

🏠 What This Means for you as Landlords

While headlines may sound daunting, it’s important to remember:

• The Bill targets rogue practices, not you as responsible and professional landlords.
• Good management and compliance remain the foundation of successful letting. With professional management and compliance support, you as responsible landlords can continue to let safely and profitably.
• Rental demand remains high, supporting strong yields despite regulation.

 

Our management team will continue to:

• Monitor legal developments and provide timely updates as regulations are released.
• Assist you with tenancy transitions, ensuring compliance with the new notice and rent review rules.
• Advise on possession strategies under the new Section 8 framework.
• Support documentation updates to tenancy agreements and management practices.
• Maximise rental performance despite regulatory change

 

We believe these changes reinforce the value of professional letting and management. With our proactive compliance systems, legal partnerships, and experienced team, we’ll help landlords adapt confidently and continue achieving strong returns while remaining fully compliant.

 

As the leading agent in the area, we will of course provide further briefings once implementation dates are confirmed, Regards, Chan

Renters Rights Bill

 Dear Valued Client

I thought I would write to you following my last update in September.

 

LANDLORD UPDATE BULLETIN – RENTERS’ RIGHTS BILL NEARS FINAL STAGE

This legislation represents the most significant reform to the private rented sector in over 30 years. While the changes are wide-ranging, there’s no need to feel overwhelmed — our management team will guide you through every stage, ensuring your properties and procedures remain compliant, protected, and profitable.

 

🔹 Key Legislative Updates

• The Bill has completed the “ping-pong” process between the Commons and the Lords — meaning no further major changes are expected.
• Royal Assent will follow shortly and is likely to be November 2025, with implementation timetables set out through secondary legislation (likely phased through 2026).
• Major reforms include:
• The abolition of Section 21 “no-fault” evictions, replaced by strengthened Section 8 grounds.
• All tenancies converting to periodic agreements — fixed terms will be removed.
• Updated grounds for possession, including for landlords wishing to sell or move back in.
• Pet requests, anti-discrimination clauses, and Decent Homes Standards extended to the private sector.
• A new Private Rented Sector database and Landlord Ombudsman Scheme, making registration and transparency mandatory.

 

🔹 What This Means for You — and How We Can Help

• The Bill is essentially locked in. Since 16 October, there’s been no indication the text will be materially altered. What remains is timing and implementation.
• Section 21 is still in force until the new law kicks in. The reports of councils still using Section 21 evictions underscore that until Royal Assent occurs and commencement is triggered, the current legal regime applies.
• No relief on key landlord-favoured changes. The rejection of Lords’ amendments means landlords cannot rely on a later reintroduction of, say, pet deposit rights or re-letting restriction easing.
• Lead-in period remains critical. The government hasn’t fixed commencement dates, there is still potential (though perhaps unlikely) that crucial dates could shift.
• Phased roll-out almost inevitable. Landlords should expect a staged introduction of the reforms, meaning some new obligations (e.g. database registration, ombudsman, stricter standards enforcement) might lag behind tenancy reforms.

 

These reforms increase compliance requirements but also bring opportunity for professional landlords..

Here’s how we’ll support you through the transition:

 

1. Legal and Compliance Guidance

Our team will:

• Review and update tenancy documentation in line with new Section 8 grounds and periodic tenancy rules.
• Ensure notices, deposit protection, rent review procedures, and record-keeping meet the new statutory requirements.
• Keep you informed of each commencement date so no changes take you by surprise.

 

2. Proactive Property Management

• We will audit all managed properties to ensure readiness for new Decent Homes and safety standards, advising on any remedial work in advance.
• Our contractors and compliance partners will be briefed on updated hazard response requirements under “Awaab’s Law”.
• You’ll receive early notice of any property needing work to stay compliant.

 

Repairs and compliance tracking & documented will become increasingly important under the new inspection regime.

 

3. Rent Reviews, Notices & Possession

• With Section 21 abolished, possession cases must be correctly evidenced. We’ll ensure your notices and grounds are legally sound.
• Rent reviews will be limited to one per year — we will prepare market-based justifications and manage communication with tenants to avoid disputes or tribunal challenges.

 

We are well equipped to handle the administration and evidence needed to protect your right to possession.

 

4. Tenant Relations & Pet Requests

• We’ll manage new pet permission requests fairly and consistently, ensuring your position is protected and appropriate conditions (insurance, cleaning clauses) are in place.
• Our referencing and tenant-vetting process will continue to protect you from risk

 

 

🔹 Why Professional Management Matters More Than Ever

As the sector becomes more tightly regulated, self-managing landlords will face increased administrative burden, legal risk, and potential penalties for even minor errors.

 

With our Award-winning and well-resourced agency managing your property, you’ll benefit from:
✅ Expert knowledge of evolving legislation
✅ Automated compliance monitoring and reminders
✅ Legally up-to-date tenancy documents and notices
✅ Full maintenance tracking and evidence records
✅ Professional handling of tenant communication and disputes
✅ Clear audit trails for councils, ombudsmen, or tribunals

 

In short, we handle the red tape so you can focus on your investment returns.

 

🔹 Final Thoughts

While media coverage often highlights the challenges, these reforms also provide clarity and structure. Landlords who maintain good standards and use professional management will find the new system workable — even advantageous.

 

We’ll continue to keep you updated as soon as the Bill receives Royal Assent, if you have any queries in the interim please do advise, Regards, Chan

 

 

Yours Sincerely 

 

Chan Khangura BA (Hons) DipRLM MARLA MNAEA

Proprietor & Managing Director Whitegates Estate Agents Huddersfield, Holmfirth, Brighouse & Mirfield

Proprietor & Managing Director Whitegates Pontefract & South Elmsall

Owner Whitworths Managing Agents, Let Two, CMK Lettings, Easy Lettings Northwest, McField Lettings Brighouse, Linden Lettings, Local Properties Pontefract & Mirfield Estates

https://whitegates-huddersfield.homesearch.co.uk

https://huddersfieldproperty.blogspot.com

https://www.whitegates.co.uk/landlords/letting-compliance/

 

From: Chan Khangura BA (Hons) DipRLM MARLA MNAEA
Sent: 21 September 2025 17:14
Subject: Renters’ Rights Bill – Supportive Update for Landlords

 

Dear Valued Client,

We hope you have enjoyed receiving our updates in respect of the Renters’ Rights Bill.

We understand that the upcoming changes under the Renters’ Rights Bill may feel daunting. Our priority is to support you through every step of this transition. The following update outlines the Bill’s progress, key changes, and—most importantly—how we will help you adapt smoothly while protecting your interests.

 

Bill Progress – Final Stages

 

The Renters’ Rights Bill is scheduled to return to the House of Lords on 14 October 2025 for its final stages before Royal Assent.

Originally expected to become law before Labour’s annual conference, the Bill’s timeline shifted following the resignation of former Housing Secretary Angela Rayner. Instead, its return has been delayed until after the main party conference season.

At this stage, the Bill will enter the “ping pong” process, where the Lords and Commons resolve any outstanding disagreements. The government has already rejected over 300 amendments and is unlikely to accept further significant changes.

If there are no unexpected delays, Royal Assent is assumed by the end of next month & we expect the Bill to come into force early 2026.

 

What This Means for You as a Landlord

 

We appreciate this may feel like a big adjustment, but rest assured—we are here to guide you at every step.

Key immediate changes include the abolition of Section 21, updated possession grounds, the move to periodic tenancies, and limits on rent in advance. Other measures, such as the landlord database and Ombudsman membership, will more than likely be phased in later, allowing time to prepare.

 

Key Rejected Amendments – What Stayed the Same

 

- No additional pet deposit – the five-week cap remains sufficient apparently.
- No compulsory pet insurance – tenants may choose insurance voluntarily, but landlords cannot enforce it which in our view is disappointing.
- No reduction of the 12-month re-letting restriction after a failed sale – the one-year period stays in place.
- No expansion of student possession grounds to smaller properties – the rules will remain unchanged to protect postgraduate and non-traditional students.

 

Key Proposed Changes – Confirmed

 

- Abolition of Section 21 and reliance on Section 8 grounds which are yet to be defined.
- All tenancies to become periodic.
- Rent in advance limited to one month.
- Rental bidding prohibited – landlords must advertise a rent and cannot accept higher offers.
- Rent reviews limited to once annually, using a government form, with tenant tribunal appeal rights.
- Landlords must allow pets unless refusal is reasonable.
- Blanket bans on families with children or benefit recipients to be unlawful.
- Mandatory Landlord Ombudsman membership and PRS database registration.
- Introduction of the Decent Homes Standard and Awaab’s Law in private rentals by 2035–37.
- Stronger enforcement with fines up to £40,000 for serious/repeat breaches.

 

Implications for Landlords – and How We’ll Help

 

We recognise these changes may raise concerns around costs, compliance, and tenant management. However, there are also opportunities to benefit from clearer regulation, professionalisation of the sector, and reduced disputes.

Here’s how we’ll support you:
- Step-by-step updates on commencement dates and deadlines.
- Ensuring your notices and procedures meet all legal requirements.
- Handling PRS database and Ombudsman registration on your behalf (at a cost).
- Advising on property upgrades to meet compliance standards.
- Managing tenant communications professionally to reduce friction.
- Helping you plan your rent strategy in line with the new annual review limits.
- Providing reassurance, guidance, and hands-on management throughout the transition.

 

Please don’t hesitate to contact us to discuss how these reforms may affect your portfolio, as always we will keep you informed of progress & will guide you through what may appear a maze, Regards, Chan 

Dear Valued Client

I thought I would write to you following my last update in September.

 

LANDLORD UPDATE BULLETIN – RENTERS’ RIGHTS BILL NEARS FINAL STAGE

This legislation represents the most significant reform to the private rented sector in over 30 years. While the changes are wide-ranging, there’s no need to feel overwhelmed — our management team will guide you through every stage, ensuring your properties and procedures remain compliant, protected, and profitable.

 

🔹 Key Legislative Updates

• The Bill has completed the “ping-pong” process between the Commons and the Lords — meaning no further major changes are expected.
• Royal Assent will follow shortly and is likely to be November 2025, with implementation timetables set out through secondary legislation (likely phased through 2026).
• Major reforms include:
• The abolition of Section 21 “no-fault” evictions, replaced by strengthened Section 8 grounds.
• All tenancies converting to periodic agreements — fixed terms will be removed.
• Updated grounds for possession, including for landlords wishing to sell or move back in.
• Pet requests, anti-discrimination clauses, and Decent Homes Standards extended to the private sector.
• A new Private Rented Sector database and Landlord Ombudsman Scheme, making registration and transparency mandatory.

 

🔹 What This Means for You — and How We Can Help

• The Bill is essentially locked in. Since 16 October, there’s been no indication the text will be materially altered. What remains is timing and implementation.
• Section 21 is still in force until the new law kicks in. The reports of councils still using Section 21 evictions underscore that until Royal Assent occurs and commencement is triggered, the current legal regime applies.
• No relief on key landlord-favoured changes. The rejection of Lords’ amendments means landlords cannot rely on a later reintroduction of, say, pet deposit rights or re-letting restriction easing.
• Lead-in period remains critical. The government hasn’t fixed commencement dates, there is still potential (though perhaps unlikely) that crucial dates could shift.
• Phased roll-out almost inevitable. Landlords should expect a staged introduction of the reforms, meaning some new obligations (e.g. database registration, ombudsman, stricter standards enforcement) might lag behind tenancy reforms.

 

These reforms increase compliance requirements but also bring opportunity for professional landlords..

Here’s how we’ll support you through the transition:

 

1. Legal and Compliance Guidance

Our team will:

• Review and update tenancy documentation in line with new Section 8 grounds and periodic tenancy rules.
• Ensure notices, deposit protection, rent review procedures, and record-keeping meet the new statutory requirements.
• Keep you informed of each commencement date so no changes take you by surprise.

 

2. Proactive Property Management

• We will audit all managed properties to ensure readiness for new Decent Homes and safety standards, advising on any remedial work in advance.
• Our contractors and compliance partners will be briefed on updated hazard response requirements under “Awaab’s Law”.
• You’ll receive early notice of any property needing work to stay compliant.

 

Repairs and compliance tracking & documented will become increasingly important under the new inspection regime.

 

3. Rent Reviews, Notices & Possession

• With Section 21 abolished, possession cases must be correctly evidenced. We’ll ensure your notices and grounds are legally sound.
• Rent reviews will be limited to one per year — we will prepare market-based justifications and manage communication with tenants to avoid disputes or tribunal challenges.

 

We are well equipped to handle the administration and evidence needed to protect your right to possession.

 

4. Tenant Relations & Pet Requests

• We’ll manage new pet permission requests fairly and consistently, ensuring your position is protected and appropriate conditions (insurance, cleaning clauses) are in place.
• Our referencing and tenant-vetting process will continue to protect you from risk

 

 

🔹 Why Professional Management Matters More Than Ever

As the sector becomes more tightly regulated, self-managing landlords will face increased administrative burden, legal risk, and potential penalties for even minor errors.

 

With our Award-winning and well-resourced agency managing your property, you’ll benefit from:
✅ Expert knowledge of evolving legislation
✅ Automated compliance monitoring and reminders
✅ Legally up-to-date tenancy documents and notices
✅ Full maintenance tracking and evidence records
✅ Professional handling of tenant communication and disputes
✅ Clear audit trails for councils, ombudsmen, or tribunals

 

In short, we handle the red tape so you can focus on your investment returns.

 

🔹 Final Thoughts

While media coverage often highlights the challenges, these reforms also provide clarity and structure. Landlords who maintain good standards and use professional management will find the new system workable — even advantageous.

 

We’ll continue to keep you updated as soon as the Bill receives Royal Assent, if you have any queries in the interim please do advise, Regards, Chan

 

 

Yours Sincerely 

 

Chan Khangura BA (Hons) DipRLM MARLA MNAEA

Proprietor & Managing Director Whitegates Estate Agents Huddersfield, Holmfirth, Brighouse & Mirfield

Proprietor & Managing Director Whitegates Pontefract & South Elmsall

Owner Whitworths Managing Agents, Let Two, CMK Lettings, Easy Lettings Northwest, McField Lettings Brighouse, Linden Lettings, Local Properties Pontefract & Mirfield Estates

https://whitegates-huddersfield.homesearch.co.uk

https://huddersfieldproperty.blogspot.com

https://www.whitegates.co.uk/landlords/letting-compliance/

 

From: Chan Khangura BA (Hons) DipRLM MARLA MNAEA
Sent: 21 September 2025

 

Dear Valued Client,

We hope you have enjoyed receiving our updates in respect of the Renters’ Rights Bill.

We understand that the upcoming changes under the Renters’ Rights Bill may feel daunting. Our priority is to support you through every step of this transition. The following update outlines the Bill’s progress, key changes, and—most importantly—how we will help you adapt smoothly while protecting your interests.

 

Bill Progress – Final Stages

 

The Renters’ Rights Bill is scheduled to return to the House of Lords on 14 October 2025 for its final stages before Royal Assent.

Originally expected to become law before Labour’s annual conference, the Bill’s timeline shifted following the resignation of former Housing Secretary Angela Rayner. Instead, its return has been delayed until after the main party conference season.

At this stage, the Bill will enter the “ping pong” process, where the Lords and Commons resolve any outstanding disagreements. The government has already rejected over 300 amendments and is unlikely to accept further significant changes.

If there are no unexpected delays, Royal Assent is assumed by the end of next month & we expect the Bill to come into force early 2026.

 

What This Means for You as a Landlord

 

We appreciate this may feel like a big adjustment, but rest assured—we are here to guide you at every step.

Key immediate changes include the abolition of Section 21, updated possession grounds, the move to periodic tenancies, and limits on rent in advance. Other measures, such as the landlord database and Ombudsman membership, will more than likely be phased in later, allowing time to prepare.

 

Key Rejected Amendments – What Stayed the Same

 

- No additional pet deposit – the five-week cap remains sufficient apparently.
- No compulsory pet insurance – tenants may choose insurance voluntarily, but landlords cannot enforce it which in our view is disappointing.
- No reduction of the 12-month re-letting restriction after a failed sale – the one-year period stays in place.
- No expansion of student possession grounds to smaller properties – the rules will remain unchanged to protect postgraduate and non-traditional students.

 

Key Proposed Changes – Confirmed

 

- Abolition of Section 21 and reliance on Section 8 grounds which are yet to be defined.
- All tenancies to become periodic.
- Rent in advance limited to one month.
- Rental bidding prohibited – landlords must advertise a rent and cannot accept higher offers.
- Rent reviews limited to once annually, using a government form, with tenant tribunal appeal rights.
- Landlords must allow pets unless refusal is reasonable.
- Blanket bans on families with children or benefit recipients to be unlawful.
- Mandatory Landlord Ombudsman membership and PRS database registration.
- Introduction of the Decent Homes Standard and Awaab’s Law in private rentals by 2035–37.
- Stronger enforcement with fines up to £40,000 for serious/repeat breaches.

 

Implications for Landlords – and How We’ll Help

 

We recognise these changes may raise concerns around costs, compliance, and tenant management. However, there are also opportunities to benefit from clearer regulation, professionalisation of the sector, and reduced disputes.

Here’s how we’ll support you:
- Step-by-step updates on commencement dates and deadlines.
- Ensuring your notices and procedures meet all legal requirements.
- Handling PRS database and Ombudsman registration on your behalf (at a cost).
- Advising on property upgrades to meet compliance standards.
- Managing tenant communications professionally to reduce friction.
- Helping you plan your rent strategy in line with the new annual review limits.
- Providing reassurance, guidance, and hands-on management throughout the transition.

 

Please don’t hesitate to contact us to discuss how these reforms may affect your portfolio, as always we will keep you informed of progress & will guide you through what may appear a maze, Regards, Chan

Why 7,811 Huddersfield Homeowners Tried to Move Since Covid…

Yet never did. Here is why.

If you have ever thought about selling your Huddersfield home, you will know how tempting it can be to stretch the asking price. After all, it is your biggest tax-free asset, and those extra few thousand pounds can feel like a sensible cushion. Yet in the Huddersfield property market, ambition can sometimes cost more than it earns.

Over the past five and a half years, 7,811 Huddersfield homeowners have come away from the market without selling. Many of them started with high hopes, only to find their homes withdrawn months later, unsold and unloved by buyers who had moved on to better-priced options.

The Data Behind the Frustration

To understand how this has unfolded, let us look at what has actually happened across Huddersfield (HD1 through to HD8) since 2020.

Before I start, a property sale is only legally binding when the home's exchange and completion is finalised. Only then can the homeowner move. Therefore, I will only look at that.

·         Of the 4,249 Huddersfield properties that left estate agents’ books in 2020, 63.1% exchanged and completed. The other 36.9% of homeowners, a total of 1,569 homes, withdrew from the market unsold.

·         Of the 4,179 Huddersfield properties that left estate agents’ books in 2021, 70.8% exchanged and completed. The other 24.5% of homeowners, a total of 1,023 homes, withdrew from the market unsold.

·         Of the 3,861 Huddersfield properties that left estate agents’ books in 2022, 70.8% exchanged and completed. The other 29.2% of homeowners, a total of 1,126 homes, withdrew from the market unsold.

·         Of the 3,806 Huddersfield properties that left estate agents’ books in 2023, 60.4% exchanged and completed. The other 39.6% of homeowners, a total of 1,508 homes, withdrew from the market unsold.

·         Of the 3,974 Huddersfield properties that left estate agents’ books in 2024, 61.1% exchanged and completed. The other 38.9% of homeowners, a total of 1,546 homes, withdrew from the market unsold.

·         Of the 2,799 Huddersfield properties that left estate agents’ books in 2025 (so far), 62.9% exchanged and completed. The other 37.1% of homeowners, a total of 1,039 homes, withdrew from the market unsold.

So, over the last five and a half years, 7,811 Huddersfield homeowners, who had spent months and months marketing their homes, only finished back where they started.

The main reason? Overvaluing.

Why Overvaluing Happens

When an estate agent visits your home, the valuation conversation can feel like a performance. You might hear one agent suggest £235,000, another £250,000, and then someone confidently says £285,000 without hesitation. It is flattering. It is exciting. It is often a trap.

Some Huddersfield agents know precisely what number will win the instruction. They do not need to sell the home straight away; they only need to list it. In many cases, sellers are tied into sole agency contracts lasting 20 to 26 weeks, during which the price is quietly reduced until it reaches reality.

By that time, the most motivated buyers have already dismissed it.

The Consequences of an Inflated Asking Price on Your Huddersfield Home

An overpriced property sits on the market longer than it should. Buyers start to ask questions. Why has it not sold? Is there something wrong with it? When a home lingers unsold, it develops a stigma. Even after the price is reduced, newer listings look fresher and attract more interest.

Independent data from Denton House Research and TwentyEA clearly shows the impact.

41.8% of UK homes that do go under offer (i.e., sale agreed/Sold STC) do so within 28 days, and 70.9% of sales agreed, within 63 days.

And even if you do take longer to sell, the chances of actually moving drop like a stone. You see, UK homes that go under offer within 25 days of coming to the market have a 94% chance of subsequently exchanging and completing (i.e., you moving). Homes that take over 100 days to find a buyer subsequently see their success rate of getting to exchange and completion (i.e., move) drop to just 56%.

So, not only does overvaluing waste months, it also slashes the odds of your moving.

The Huddersfield Property Market Has Changed

During late 2020 and all of 2021, the Huddersfield market was fuelled by record demand, cheap borrowing, and pandemic relocation. Agents could list almost anything, and it would sell. That period created unrealistic expectations that still linger today.

However, since the middle of 2022, things have normalised. The average time on market has lengthened, price reductions have risen sharply, and buyers have regained negotiation power. The average property now sells for around 98.6% of its final asking price, compared with nearly 102% during the boom. That shift may not sound dramatic, but on a £500,000 home, it is almost £17,000 less in the seller’s pocket.

Overvaluing only widens that gap and reduces the chance your home will sell (and you move home).

Why Huddersfield Estate Agents Keep Doing It

If overvaluing hurts homeowners and agents alike, why does it continue?

Pressure. Some larger estate agency firms still judge performance by listings, not completions. Staff bonuses are often linked to how many homes they put on the market, not how many they sell. As a result, the motivation shifts from accuracy to acquisition.

Telling a Huddersfield seller what they want to hear wins more listings than telling them the truth. It also allows agents to appear “busy” in their marketing updates, even when most of their listings remain unsold.

It is a volume game, and the homeowner pays the price.

The Emotional Toll for Huddersfield Homeowners

For many, overvaluing does more than delay a sale. It destroys plans. Huddersfield families who wanted to upsize, Huddersfield retirees looking to downsize, and couples moving for work have all been stuck in limbo. The months spent waiting, re-photographing, reducing, and re-listing add emotional fatigue on top of financial frustration.

By the time an offer finally appears (if ever it does), many homeowners are exhausted and willing to accept less to move on. Ironically, that often means they sell for less than they would have achieved if the home had been priced right from the beginning.

How to Avoid the Trap as a Huddersfield homeowner

1. Seek multiple opinions.

Invite at least two or three Huddersfield agents to value your home. If one figure stands out as much higher, ask for evidence. Question: What percentage of their listings actually reach completion? Be very careful about tying yourself to a long sole agency agreement.

2. Research sold data, not asking prices.

Use portals to check homes marked as "Sold Subject to Contract" or "Sold". These reflect what buyers are really paying, not what sellers hope for.

3. Track the local ratio of listings to sales.

If more than 40% of homes on the portals are sold STC, it is a seller's market. If that figure falls below 30%, buyers have the upper hand.

4. Work with an agent who values trust over flattery.

A good agent focuses on the end goal: your exchange and completion, not just a board outside your home. Avoid anyone asking for 20-to-26-week commitments. Confidence should come from competence, not contracts.

The Truth About Overvaluing

Overvaluing feels harmless at first. It sounds optimistic, even clever, bonus money in your back pocket. Yet in practice, it costs homeowners time, money, momentum, and, actually, you moving.

The data does not lie. Since January 2020, 15,057 Huddersfield homeowners have sold and moved, yet 7,811 Huddersfield homeowners have withdrawn from the market without selling, most due to unrealistic pricing. These are not failed homes. These are frustrated people.

If you are planning to sell, do not chase a fantasy number. Price your Huddersfield home where the market is, not where you wish it were.

Remember, you only get one chance to make a first impression when your home hits the market. A realistic price attracts serious buyers quickly and gives you the best shot at moving successfully.

If you are thinking about selling and want an honest, evidence-based opinion on your Huddersfield home's actual market value, with no fluff, no bull, no pressure, and no nonsense, I would be delighted to help.