CWAG Consultation Response – Housing Ombudsman Business Plan 2026/27

The Housing Ombudsman recently consulted on its 2026/27 Business Plan. In our response, CWAG raised a number of concerns relating to the scale and timing of fee increases and impact on the sector. We also raised concerns about the way the fee consultation was conducted and the need to evidence measures to control costs and allow effective scrutiny and feedback in future. The Housing Ombudsman has now published its consultation response which recognises many of the concerns we raised and includes a phased increase in fees which will reduce from  £9.64 per property in 2026 /27 (as against the £10.56 originally proposed).

You can read both the CWAG consultation response and the Housing Ombudsman’s recently published statement below.

Revised Right to Buy Guidance

MHCLG has updated the guidance on the RTB scheme setting out the latest information and good practice on operating the Right to Buy scheme for both councils and tenants. The guidance on retained RTB receipts has also been updated.

Council Tax changes to protect vulnerable households

MHCLG has published the outcome of the consultation Modernising and improving the administration of council tax which includes proposed reforms and a wider package of support for vulnerable households and those facing enforcement action. Under the current system, missing one monthly payment can leave people liable to pay the entire outstanding sum in a single payment just two weeks later. Proposed changes from next year will give households 63 days, roughly two months, to settle their bill.  Councils will also be required to work with affected households on a sustainable repayment plans.

Homes England launches National Housing Bank

Launched on 1st April 2026, the National Housing Bank is a new government public finance institution tasked with accelerating the delivery of new homes and enabling the regeneration across England. The institution is backed by the UK government with access to up to £16 billion loan finance, which will be available for projects with house builders, developers, investors and registered providers.

The bank is a subsidiary of Homes England; with plans to support the delivery of more than 500,000 homes and a raft of major regeneration and mixed-use schemes, alongside unlocking more than £53 billion of private investment over the next ten years.

Housing Ombudsman has published two reports in the ‘learning from severe maladministration series.

One report focusses on the use and importance of apologies as a remedy, highlighting the growing use of apology as part of the resolution of Ombudsman cases, with the service typically ordering around 4000 apologies each year. The report highlights the power of genuine apologies to restore trust between landlords and tenants where things have gone wrong.  Meaningful and empathetic apologies also foster important behavioural and cultural change at little financial cost. The Ombudsman has also published separate apologies guidance setting out what makes a good apology and how best to approach an apology whether in writing or in person. There is also an apologies checklist.

The second report reviews recent casework involving hazards, and the relationship between multiple hazards, that is often a feature in these cases. The report highlights a series of examples involving different HHSRS hazards and the issues involved, as such it is particularly relevant ahead of the introduction of phase 2 of Awaab’s Law later this year. The report calls for a focus on ‘early warning signs’ as well as making good use of void periods to proactively tackle problem issues.

Other Publications

“Supported Housing: The Missing Link in Social Care Reform – A Call to Action” – Cornwall Council 

This report is based on a panel discussion at the National Children and Adult Social Care Conference (NCASC).

The report makes the case that if supported housing is to be sustainable, person centred and preventative, it must be treated as core social infrastructure – not a peripheral housing issue. It calls on Government to place supported housing at the heart of social care reform, with a clear plan for sufficient specialist and supported provision embedded in national housing policy, housing strategies and planning guidance alongside appropriate funding mechanisms that give councils the means and providers the long-term certainty to invest at scale. To live well, people need safe, stable homes with the right support at the right time: “Being stable, warm and supported is 80% of what enables a good life. Good outcomes rely on good housing and accommodation.” Hugh Evans – Executive Director of Adults and Communities, Bristol City Council

Build Up Not Trickle Down – The case for Need-Led Housing Policy – Shelter (February 2026)

Successive governments have pursued trickle down approaches to housing delivery relying on policies to increase the supply of newbuild homes for private sale and rent in the hope that wealthier households buying newly built homes at the top of the market will free up supply lower down the chain for lower income families. This paper argues that housing policy focused on market demand linked to trickle down policies will not address the current housing emergency as it only responds to people who with the resources to buy or rent in an increasingly unaffordable private market. An alternative needs-led housing model that delivers genuinely affordable homes is required. This would address loopholes in the planning system that mean developments too often fail to include social homes and improve the affordability of homes for those in the greatest housing need.

The New Decent Homes Standard

The Government has published a policy statement in response to its consultations on a new Decent Homes Standard (DHS).

The policy statement confirms that the new DHS will apply to both social rented and private rented sectors from 2035. This extended implementation timeframe is intended to allow landlords sufficient time to plan for and manage implementation effectively. In addition, the government is keen to ensure social landlords have the resources to support both improvements to their existing stock and continued delivery of new supply.

The new DHS will focus on condition as the primary factor for compliance, rather than the age of a property/ component.  See box for overview of the new DHS

The new DHS will also apply to supported housing and temporary accommodation; however, the government has recognised that there may be instances where it is not appropriate for landlords to meet certain elements of the DHS and further guidance on this will be available later this year. Additional guidance will also be published covering rented homes where the landlord is a leaseholder, as well as mixed‑tenure blocks containing both rented and owner‑occupied leasehold properties.

The new DHS will not include a mandatory requirement to provide floor coverings, although this was part of the consultation. Housing Minister Matthew Pennycook, in a parliamentary written statement, indicated that this decision reflects careful consideration of feedback received and the significant challenges that would be involved in implementing this as a mandatory requirement. However, the government recognises that many residents struggle to provide basic floor coverings and will look to identify cost-effective ways landlords can support tenants in need.

Other measures included as part of the consultation that have not been carried through to the new DHS include proposed enhanced home security measures and obligations to meet enhanced standards within the public realm (boundary walls, curtilage, pathways and steps, signage, external lighting, bin stores).

Modelling the Decent Homes Backlog and Costs

MHCLG has also published a report using analysis of English Housing Survey data (2023) to estimate whether dwellings would pass or fail the new DHS, as well as estimating the cost of bringing homes up to the new standard.

The report indicates a likely failure rate against the new DHS of 45% in the social rented sector and 48% in the private rented sector (PRS).

The cost of meeting the standard will reflect both the cost of upgrades to meet the revised standard and actions required for landlords not currently meeting obligations. Using 2023 data, this is expected to cost £26.5 billion in the PRS and £11.3 billion in the social rented sector, although only £5.4 billion and £1.8 billion of these costs are those above and beyond existing obligations respectively.

In January MHCLG published the outcome of the consultation Improving the energy efficiency of socially rented homes in England which confirm the requirement for social rented properties to achieve EPC C or equivalent by 1 April 2030.

The ‘dual metric’ approach set out in the consultation requiring providers to meet EPC C in two metrics, is retained. However, in response to concerns about deliverability and affordability, the timescale for full implementation has been extended. Social landlords will only be required to meet one metric by the 2030 deadline; the second metric must be achieved by 2039.

In addition, the ‘Fabric First’ principle will no longer be mandatory, allowing landlords to select which metric (smart, heat, or fabric) is best suited to their stock and tenant needs allowing flexibility where other metrics may deliver greater benefits.

A new, time‑limited ‘Spend Exemption’ will apply from 1 April 2030, capping required energy‑efficiency investment at £10,000 for a 10‑year period. Also, homes that are already compliant with EPC C with a valid certificate issued before the new EPC format is introduced will be able to rely on this certificate until it expires.

The Warm Homes Plan published on 21^st January 2026, by the Department for Energy Security and Net Zero (DESNZ), sets out government policy and a £15 billion investment plan to upgrade up to 5 million homes by 2030 and help lift one million families out of fuel poverty.

With a focus on electrified heating, insulation, and residential solar power, the plan aims to deliver significantly lower energy bills through low-carbon technologies and energy efficiency measures. Whilst the plan does not currently set a date to end gas boiler sales, it seeks to incentivise low carbon alternatives. It represents one of the largest ever programmes of public investment in home upgrades in the UK.

There are 3 elements to the Plan:

Direct support for low-income households

• One third of the total funding (£5 billion) will be targeted towards low-income households, with grants potentially covering the full cost of upgrades e.g. fully funded installations of solar panels and a battery, to the full average cost (currently £9,000-£12,000)
• For social housing residents, this could mean upgrades to entire streets at the same time, lowering bills and improving warmth and comfort for whole neighbourhoods.

Energy- Efficiency Improvements (‘an offer for everyone’)

• The central focus is electrified heating through heat pumps described as the most effective low carbon heating technology for most homes. A £7,500 universal grant for heat pumps, including “air-to-air heat pumps” that can also cool homes in the summer. The plan envisages installation of 450,000 heat pumps annually by 2030 (200,000 in newbuild properties and 250,000 in existing homes)
• Government-backed, zero and low interest loans will also be available to get solar panels onto the nation’s rooftops. New rules that mean every new home will come with solar panels by default. This plan will triple the number of homes with solar panels on their rooftops by 2030.

New protections for renters:

• A new obligation on private landlords to improve the energy performance of properties to EPC C by 2030 targets up to 3 million rental properties for improvement over the next 4 years.

In summary, the plan targets reducing fuel poverty by delivering cost savings and energy efficiency. Energy bills will be reduced through investment in low carbon technology and insulation to upgraded standards using a combination of government grants, loans and incentives. A new Warm Homes Agency will also be set up to provide consumers with information and advice on options available within the plan.

Fuel Poverty Strategy for England

This policy paper sets out the government’s approach based around three main policy strands, namely – reducing energy costs, tackling the cost of living and improving energy performance.

Consultation Response – Improving  energy performance of privately rented Homes

This consultation response confirms key policy decisions on minimum energy efficiency standards (MEES) in the private rented sector. The target of EPC C will apply for all tenancies by 2030 (subject to a maximum investment of £10K per property).

Delivering New Social and Affordable Homes

Bidding for the new Social and Affordable Homes Programme (SAHP) 2026 -36 is due to open this month with several funding routes available. The programme’s key objective is to deliver around 300,000 social and affordable homes over the life of the programme, with at least 180,000 of these homes being for Social Rent. As part of the government’s wider development drive, several new initiatives have been announced designed to promote development and tackle obstacles to programme delivery.

Updated Housing Revenue Account Guidance

The government is keen to encourage councils which have no recent history of housebuilding to start building again. To facilitate this the government has announced an increase in the Housing Revenue Account threshold from 200 to 1,000 homes making it easier to undertake new development without an immediate requirement to re-open a Housing Revenue Account.

Roadmap for Section 106 Delivery in England

On 28^th January MHCLG released a policy statement setting out measures to reset the Section 106 (S106) mechanism for delivering social and affordable housing. This includes time limited flexibilities to resolve the legacy of uncontracted S.106 homes and new measures to establish simpler, more transparent and more resilient arrangements going forward.

New Homes Accelerator Scheme

This scheme is a collaboration between government, Homes England, the Greater London Authority, local authorities, developers and other key stakeholders. It aims to provide specialist assistance to unblock and accelerate development delivery and is particularly focussed on getting homes built this Parliament. Phase 2 announced in January 2026 extends the scheme to sites under 500 homes and includes guidance on how to apply along with the application form, for developers, local authorities and landowners interested in the scheme.

Recent Publications

Housing Ombudsman Report (February 2026)

The latest report in the learning from severe maladministration series focusses on compensation awards and is accompanied by new guidance setting out the key principles and expectations expected to underpin a fair approach to compensation, make clear expectations and encourage consistency. This guidance will be effective from 1 April 2026.

The guidance is for internal use by caseworkers who make decisions on behalf of the Ombudsman and landlords are encouraged to adopt a compensation policy that aligns with it. The guidance stresses that compensation payments are not punitive or a regulatory fine but should be determined by the principle of putting the resident back in the position they would have been in had the service failings not happened. The aim is to deliver a fairer, more consistent approach to compensation payments across the sector. It is also noteworthy that compensation is not always ordered as other forms of redress may be deemed more appropriate.

General Announcements

Invitation to Take Part in Research on Awaab’s Law.

Verian, an independent social research agency, is working with MHCLG to understand social landlord and tenant experiences of the early implementation of Awaab’s Law. The findings will inform improvements for future phases of Awaab’s Law, shape policy decisions that affect social landlords and tenants and provide insights to help landlords strengthen compliance, improve tenant relationships, and reduce risk.

Verian is looking to recruit social housing landlords and tenants to participate in this research. Please see the recruitment survey here.

ADoH Bitesize Webinar: Ending Furniture Poverty (26 February 10-11am)

The charity End Furniture Poverty (EFP) works to raise awareness of furniture poverty—its scale, its impact, and the solutions available. Claire Donovan, Director of EFP, will share research showing the extent of furniture poverty in social housing and the impact it has tenants. She will also explain how EFP supports local authorities and housing associations to introduce cost‑neutral furniture provision. She will be joined by Andrew Waters, who leads the furniture rental service at their sister charity FRC, as well as representatives from local authorities EFP has supported—including a stock‑holding authority with a long‑running furnished tenancy scheme and a non‑stock‑holding authority that has worked with EFP to bring local housing associations together to improve furniture provision. If you would like to attend the webinar please contact the CWAG Policy Officer.

Government Publishes New Homelessness Strategy

In December 2025 the government published its long-awaited Homelessness strategy A National Plan to End Homelessness. This cross-departmental strategy aims to move from a system providing emergency relief to one that focusses on prevention through earlier and more effective interventions before the crisis point is reached.

However, given the scale of the current crisis, the immediate priority is to tackle existing backlogs, eliminating the use of unlawful Bed and Breakfast (B&B) for families, tackling poor quality temporary accommodation and reducing the number of long-term rough sleepers.

Longer term the plan has ambitious aims to move resources to focus on prevention, with earlier interventions and support to prevent homelessness before it happens. By tackling the underlying drivers of homelessness, the strategy aims to ensure that where homelessness occurs, it is a brief experience and not part of a repeating cycle.

The government’s plan to end homelessness has been developed around 5 Key Policy Pillars:

Pillar 1: Universal Prevention

This part of the strategy aims to tackle structural and systemic root causes of homelessness, in particular housing affordability and poverty. By improving housing supply and economic resilience the strategy will reduce the risk of homelessness for everyone.

Policy Measures include:

• Investment in social and affordable housing to increase supply and address current shortages
• A commitment to review social housing allocation policies to ensure available social housing reaches the people who need it most.
• Reform of the Private Rented Sector.
• Employment, training and earnings initiatives to build greater financial resilience.
• A full review of homelessness and supported housing funding including £124m new funding investment in supported housing services.

However, the strategy has been criticised as it does not  address barriers to accessing the private rented sector caused by the ongoing freeze on LHA rates.

Pillar 2: Targeted Prevention

Here the strategy addresses the issue of support for people at higher risk of homelessness because of difficult life experiences or crises, for example care leavers, prison leavers, people being discharged from hospital, refugees and migrants. Targeted prevention involves tailored support to people who are more likely to face homelessness.

Policy Measures include:

• Cross- government targets to reduce the numbers of people leaving institutions into homelessness, for example prisons, hospitals, care settings and asylum accommodation
• A new ‘duty to collaborate’ compelling public services to work together to prevent homelessness for those at crisis point.

Pillar 3: Preventing Crisis

Moving funding away from crisis responses is central to the strategy, in particular helping people stay in their homes through early personalised interventions to prevent homelessness. A key issue for councils will be the resources required to deliver these new expectations and responsibilities.

Policy Measures include:

• A direction to local authority homelessness services to prioritise encouraging people to seek help as early as possible. There is recognition that this will require a culture change away from discouraging people from making homelessness applications.
• A new national target to increase the proportion of households who are supported to stay in their own home or helped to find alternative accommodation.

Pillar 4: Improving Emergency Responses

Here the focus is on improving temporary accommodation and making people’s experience better if they do become homeless. In the longer-term, the aspiration to shift from crisis response to prevention should reduce pressure in this area.

Policy Measures include:

• A target to end the use of B&Bs for families within this parliament, except for very short-term emergency use.
• Commitment spend £950million on a fourth round of the Local Authority Housing Fund (LAHF) enabling local authorities to purchase properties for Temporary Accommodation (TA) use.
• A Temporary Accommodation Toolkit to improve council sourcing and procurement of TA, and ensuring nightly paid TA is used appropriately.
• Applying the Decent Homes Standard and Awaab’s Law to TA (where possible).
• A new £30m Emergency Accommodation Reduction Programme to tackle poor practice including use of B&B and unsuitable out-of-area placements.

Pillar 5: Recovery and Preventing Repeat Homelessness

Here the focus is on ensuring people receive the right support, so don’t experience homelessness more than once. There is a new target to halve long-term rough sleeping within this Parliament.

Policy Measures include:

• A new £15m Long-Term Rough Sleeping Innovation Programme to enable councils with the greatest pressures to deliver more personalised and comprehensive support for people with complex needs.
• Introduction of Long-term Rough Sleeping Partnership Plans for areas with high long-term levels of rough sleeping.
• £37m funding for the Ending Homelessness in Communities Fund.
• Improving health access for people experiencing homelessness and rough sleeping, ensuring full alignment with the 10-Year Health Plan for England and the Men’s Health Strategy.

Planning Consultation – Overview of Proposed Reforms

The government has launched a consultation on a broad set of planning reforms including significant changes to the National Planning Policy Framework (NPPF). The changes are intended to support the government commitment to delivering 1.5million new homes in this Parliament alongside achieving economic growth and progressing plans to accelerate the shift to net zero. The main areas impacting housing providers are:

A permanent presumption in favour of suitably located development.

As part of a more rules-based approach to development, the presumption in favour of development would be applied to a much wider range of circumstances. The aim is to provide clarity on what developments are acceptable in principle in different locations, for example, making development of suitable land in urban areas acceptable by default.

Building homes around stations.

Default in principle support for suitable proposals that develop land around rail stations within existing settlements, and around ‘well-connected’ train stations outside settlements, including on Green Belt land. Minimum dwelling densities proposed around ‘well-connected’ stations to maximising opportunities for sustainable development and make the most of high levels of connectivity.

Driving urban and suburban densification.

A number of changes aim to support higher density development in sustainable locations, with good access to services. For example, support for redevelopment of low-density plots in urban and suburban areas, upward extensions and infill development – including within residential curtilages. Other measures support an overall increase in density within settlements.

Securing a diverse mix of homes.

Using the planning system to provide stronger support for rural, social and affordable housing, and setting clearer expectations for accessible housing to meet the needs of older and disabled people

Supporting small and medium sites.

A new category of ‘medium development’ is to be introduced linked to a range of policy and regulatory changes, to support a more streamlined and proportionate planning approach. The government is also considering the potential benefits and drawbacks of enabling developers to discharge social and affordable housing requirements through cash contributions in lieu of direct delivery.

Streamlining local standards.

To promote certainty for applicants and speed up local plan production quantitative standards in development plans will be limited to specific issues where local variation is justified. It is also proposed to limit duplication where issues are covered by the Building Regulations.

The consultation closes on 10^th March 2026.

Tackling ‘No Access’ Challenges and Awaab’s Law

Recent Publications

Moving the deckchairs? Social housing allocations in England – December 2025

This report from Crisis, Heriot-Watt University, and the UK Collaborative Centre for Housing Evidence investigated how social housing is allocated by housing associations. The findings highlight that affordability issues are preventing access to social housing for some low-income groups in England.

Recommendations include increasing housing supply for social rent; removing barriers to accessing social housing for households on low incomes and for people experiencing homelessness; addressing unmet support needs; and improving communication flows between local authorities and housing associations.

‘You can’t bid because you’re in the red’ – December 2025

This report published by CIH, King’s College London and Oxford Brookes University sets out how housing related debt rules included in allocations policies act to limit the ability of domestic abuse survivors to find a safe home. The report provides guidance for social housing providers looking to improve support for domestic abuse survivors at risk of or experiencing homelessness.

Homelessness in England 2025 – Shelter – December 2025

This report sets out the scale of recorded homelessness in England on a given night in 2025 and includes a breakdown by region and local authority area.

Learning From Repairs – Housing Ombudsman – December 2025

This report urges housing providers to ‘see the person behind the repair’, emphasising the need for a more person-focused repairs service connecting the household’s circumstances to the condition of the property.

Meetings and Events

• CWAG Inspection Feedback Meeting  – Wednesday 14^th January 2026 (10.00 – 11.30)  Teams

The meeting will be a panel type discussion with representatives from councils that have recently been subject to an RSH inspection. The event is an opportunity to hear first hand from CWAG members on the inspection  experience as well as key learning around the process.

• CWAG Finance and Business Planning Meeting – Thursday 29th January 2026 (10.00 – 13.00)

Steve Partridge – Savills Director of Housing Consultancy will be leading this event for finance officers and others with an interest in HRA strategy and business planning.

To book places to attend either of the above events, please contact the CWAG Policy Officer.