Andy Burnham as PM: What it could mean for landlords

Andy Burnham looks set to become the next British prime minister. Landlords in England face the prospect of national rent controls and tighter regulation if he reaches Downing Street - his nine-year record as Mayor of Greater Manchester points clearly in that direction.

A track record built on tenant rights

Burnham made housing central to his mayoral agenda from 2017. Under his tenure, Greater Manchester launched the Good Landlord Charter, a voluntary scheme setting minimum standards for private landlords across the city region. He lobbied central government repeatedly for devolved powers over rent control, arguing that local authorities should be able to cap rent increases where affordability had become critical.

He backed the Renters' Rights Act (England), the legislation that abolished Section 21 no-fault evictions and introduced open-ended periodic tenancies. The Act also extended the Decent Homes Standard to the private rental sector for the first time. It received Royal Assent in 2025. Under Burnham as PM, further reforms are widely expected to build on those foundations rather than replace them.

For landlords, the pattern is clear. Burnham believes the state has a role in keeping rents affordable. That philosophy, applied at a national level, could mean far tighter controls than anything the private rental sector has experienced in England since the 1988 Housing Act deregulated rents entirely.

What rent controls could look like in practice

Burnham has not published a national rent policy, so landlords are reading from his mayoral record. In Greater Manchester, he argued for rent stabilisation - where increases are capped at a set percentage. Typically that means linking rises to CPI inflation or wage growth, rather than imposing a hard freeze on rents.

Scotland offers a live comparison. The Scottish Government introduced emergency rent controls under the Cost of Living (Tenant Protection) (Scotland) Act 2022, capping increases at 3% for most tenants at the time. A longer-term rent control framework has since followed. The evidence from Scotland is mixed: rent levels stabilised in the short term, but investor appetite cooled and new supply fell in some areas.

A similar cap applied to England would have real yield consequences. If your portfolio is concentrated in high-growth rental markets - Manchester, Birmingham, London - a cap pegged to CPI (Consumer Price Index, the standard measure of inflation) would compress the uplift you might otherwise capture. Use the Property Filter stress test calculator to model what your current yield looks like if rent growth is limited to 2% or 3% annually over a five-year hold. Better to know your floor now than after a bill is published.

The argument Burnham's critics miss

The rent control debate is often framed as landlords against tenants. In practice, it is more nuanced than that. Strong tenant protections and stable rents can reduce void periods for well-managed portfolios. Your tenants are less likely to leave a home where they feel secure and where costs are predictable. That means lower turnover, lower re-letting costs, and less time at zero income.

Burnham's instinct is pro-tenant - but long-term, stable tenancies are not automatically bad for landlords who manage well. The landlords most exposed under a tighter regulatory regime are those running high-turnover strategies or relying on sharp annual rent increases to service mortgage debt.

For investors building long-term buy-to-let strategies, the shift towards security of tenure was already underway under the Renters' Rights Act. A Burnham government would likely accelerate that direction. Adapting your management approach now - rather than waiting for legislation to land - reduces the transition risk considerably.

What to watch before he takes office

The specific policies are not confirmed. Burnham's team has signalled intent rather than published a manifesto. Several areas are worth monitoring closely.

Rent stabilisation thresholds. If controls are introduced, the index they are tied to matters enormously. CPI versus wage growth versus a fixed annual cap each produce very different outcomes across a portfolio. Watch for any consultation documents that emerge during any leadership transition period.

Selective licensing expansion. Burnham extended selective licensing across parts of Greater Manchester as mayor. A national government with his instincts may expand mandatory licensing beyond current HMO rules. If you hold properties in areas that currently require no licence, that could change - you may wish to review your portfolio structure and compliance position now, before any announcement forces the issue.

EPC standards. There has been broad cross-party consensus on raising the minimum EPC (Energy Performance Certificate) standard for private rentals, potentially to EPC C by 2028 for new tenancies in England. Burnham has shown no sign of softening that timeline. If your properties are not already at EPC C, speaking to a retrofit specialist about likely costs and timing is advisable.

For practical guidance on managing through regulatory change, the Property Filter free resources hub has guides covering the Renters' Rights Act and tenancy compliance in detail. If you let to housing benefit tenants, check the LHA rates map for your area - Local Housing Allowance (the benefit that sets the maximum housing benefit payment by region) policy could also shift under a new government, affecting demand and rental income in that part of the market.

Full source article unavailable at time of writing.

Key takeaways

• Burnham's nine-year mayoral record consistently shows support for rent stabilisation and stronger tenant protections - treat this as your baseline for what a Burnham government may pursue nationally.

• The Renters' Rights Act (England) is already in force. Further reforms are expected to layer on top of it, not replace it.

• Scotland's rent control experience since 2022 shows that supply can fall in markets where caps bite hardest - monitor new build data and investor activity in the areas you hold.

• A Burnham government does not automatically mean weaker tenant demand. Stable, long-term tenancies can reduce void risk for landlords who adapt their management approach.

• Jurisdiction matters: any new English rent legislation would apply in England only, not Scotland, Wales, or Northern Ireland. Landlords with cross-border portfolios should check the rules for each nation separately.