Angela Rayner announced plans to establish an independent regulator for property agents and to consult on capping permission and administration fees that affect about five million leaseholders in England and Wales. The measures aim to curb excessive charges — such as reported fees for pets or front doors — and introduce licensing with powers to revoke licences. These changes will complement the Commonhold and Leasehold Reform Bill and an existing proposed £250 cap on annual ground rents. A public consultation will determine the level and scope of any fee caps.
Rayner Pledges Watchdog and Fee Caps to Tackle 'Cowboy' Leasehold Agents
Angela Rayner took aim at the 'injustice' of leasehold in her conference speech [Reuters]
Housing secretary Angela Rayner has pledged new legal protections for leaseholders, promising to crack down on unscrupulous property agents and hidden administration charges that can hit homeowners who have bought leasehold flats or houses.
What Was Announced
Speaking at Labour's annual conference, Rayner said ministers will legislate to create an independent regulator for property agents and launch a public consultation on capping permission and administration fees. The proposed measures are intended to protect an estimated five million leaseholders in England and Wales who can be charged by landlords or managing agents for routine changes to properties they own.
Examples And Concerns
Rayner cited examples of excessive charges reported to her team — including a £250 fee for permission to keep a pet and a £400 fee to replace a front door. She warned that some leaseholders are left "powerless against vested interests that only take, while giving nothing back in return," and said reputable businesses in the sector are being undermined by "cowboys, crooks and con artists."
Regulator Powers And Licensing
The planned regulator would be empowered to set codes of practice covering conduct and complaint handling, require property agents to hold licences, and revoke licences where standards are breached. The government has not yet made clear whether all estate agents will fall within the regulator's scope.
Fee Caps And Consultation
New legislation would also enable caps on permission and administration fees that leaseholders pay to freeholders or private management companies — for example, charges for cosmetic alterations or for requesting documents such as building-safety certificates. Ministers will run a public consultation to determine the level and scope of any caps.
Context: Leasehold Reform And Ground Rents
These proposals sit alongside the Commonhold and Leasehold Reform Bill, which aims to end new leasehold flats and promote a commonhold system in which residents collectively own and manage buildings. The government has previously announced a proposed £250 cap on annual ground rents in England and Wales; ministers expect that limit to come into force in late 2028, though some MPs have urged an earlier start in late 2027. Rayner said her ambition is to "cap and then scrap" ground rents entirely.
Other Measures And Political Reaction
Rayner also said she will strengthen council powers to take over long-empty homes to increase the supply of council housing and tackle homelessness. The Conservative opposition described the moves as a desperate attempt to meet housing targets. Rayner did not repeat the government's target to build 1.5 million homes by the next election and has acknowledged there is only a "slim chance" of reaching that goal.
Next Steps
The government says it aims to bring forward these changes "as soon as possible," starting with the consultation on fee caps and the drafting of legislation to establish the regulator and licensing regime.
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