A new national housing union is set to launch in 2026, aiming to empower social and private renters as well as leaseholders to address issues such as poor housing conditions and rising rents. This development is significant for landlords as it may influence tenant relations, regulatory scrutiny, and the broader housing market landscape.

Background and Purpose of the Housing Union

The Social Housing Action Campaign (SHAC), led by secretary Suzanne Muna, is spearheading the creation of this housing union. Ms Muna describes the initiative as an effort to “reshape the landscape” of tenant representation. The union intends to provide renters and leaseholders with collective strength to challenge unsafe, insecure, and unaffordable accommodation, areas where tenants currently feel unsupported.

For landlords, understanding this emerging tenant organisation is important as it could lead to increased tenant activism and calls for improved housing standards and rent controls. The union’s formation reflects growing dissatisfaction among tenants regarding their housing conditions and affordability, which landlords should monitor closely.

Affordability and Housing Conditions

Ms Muna has criticised government ministers for framing the housing crisis solely as a supply issue, whereas she argues it is fundamentally a crisis of affordability. Many households remain in “insecure, unsuitable, dilapidated, overcrowded accommodation,” highlighting ongoing challenges in the rental sector.

Campaigners also accuse the government of being too closely aligned with large private developers and corporate social landlords, whose primary goal is to maximise profits. This dynamic may affect how housing policies are shaped and implemented, potentially impacting landlords’ operational environment.

Additionally, social housing providers are reportedly rejecting applicants who cannot afford the rent, further emphasising affordability challenges within the sector. Landlords should be aware that affordability pressures may increase tenant turnover and demand for more affordable rental options.

Tenant Power and Legislative Context

The union highlights a lack of tenant power, noting that social landlords have permission to increase rents by CPI plus 1% annually for the next decade. This policy will bring social rents closer to private market levels, potentially affecting rent-setting strategies across sectors.

While the Renters’ Rights Act has ended Section 21 “no-fault” evictions, the union describes this as “a very small step.” Leasehold reform has also stalled due to resistance from freeholders, and there are concerns that Awaab’s Law has not delivered the promised improvements, particularly for private renters.

These legislative developments are relevant for landlords as they signal a gradual shift towards greater tenant protections and potential regulatory changes. Staying informed about these changes will help landlords manage compliance and tenant relations effectively.

Support from the Wider Union Movement

The proposed housing union plans to operate similarly to a trade union, offering casework support, neighbourhood organising, and national campaigning. It aims to unite tenants across council, housing association, and private rental sectors.

Rather than relying on landlords or politicians, SHAC intends to seek backing from the broader union movement, which has the resources and networks to build a national force advocating for housing justice. This alliance could increase the union’s influence and impact on housing policy and landlord-tenant dynamics.

Implications for Landlords and Agents

Landlords and letting agents should be aware that the emergence of a national tenants’ housing union may lead to increased tenant organisation and advocacy. This could result in more collective action on issues such as rent levels, property conditions, and eviction practices.

Engaging proactively with tenants, maintaining high property standards, and staying up to date with legislative changes will be essential strategies for landlords to navigate this evolving landscape. Understanding tenant concerns and fostering positive relationships can help mitigate potential conflicts arising from increased tenant activism.

Looking Ahead: Trusted Partners Hub

In related news, The Landlord Association (TLA) is launching a new Trusted Partners Hub in Q1 2026. This platform will feature verified and approved service providers to support landlords, tenants, and property management businesses. Legal, trades, insurance, financial, mortgage, tenant screening, and other service providers are invited to register their interest to become TLA service partners.