What Andy Burnham's new cabinet means for landlords

Andy Burnham has wasted little time reshaping government following his appointment as Prime Minister, unveiling a new cabinet and setting out Labour’s early priorities on housing, regional growth and cost of living. 

Declaring that his administration “must be a cost of living government”, Burnham has already signalled a focus on easing financial pressures while accelerating housing delivery, regional growth and planning reform.

For landlords, this cabinet reshuffle has not changed the rules overnight. However, the appointments made and the policies announced in Burnham’s first days offer valuable clues about the direction of travel for the property market.

Angela Rayner returns to housing

One of the most significant appointments for the property sector is Angela Rayner's return as Housing Secretary. She resigned from her position in Sir Keir Starmer's government after it was found that she had underpaid tax on a flat in Hove, but almost a year later, Burnham has called her back to the post.

Rayner has consistently championed housebuilding, planning reform and regeneration. She has previously argued that increasing housing supply is central to improving affordability and unlocking economic growth, making it likely these priorities will continue under Burnham's government.

This doesn't necessarily signal major changes to the private rented sector in the short term. Instead, it suggests the government will continue focusing on delivering more homes, speeding up planning decisions and encouraging regeneration projects across the country.

In Burnham’s first speech as Prime Minister, he pledged to build more council homes and made tackling rough sleeping his first instruction to the government, reinforcing housing as one of Labour's central priorities.

Together, Burnham's commitment to increase housing supply and Rayner's focus on planning reform suggest housing will remain central to the government's economic strategy. While these policies are primarily aimed at improving affordability, they could also influence where future investment opportunities emerge, particularly in areas benefiting from regeneration and new housing development.

Matthew Pennycook stays in as Housing and Planning Minister

Combined with Matthew Pennycook remaining in post, the appointments suggest there is likely to be continuity rather than a reset in planning reform and housing legislation. 

That means landlords should continue paying close attention to his announcements over the coming months. While Rayner sets the overall direction, Pennycook is likely to remain heavily involved in the legislation and practical changes affecting the sector.

The new Treasury

As Chancellor, John Healey will play a key role in delivering Burnham's promise to be a “cost of living government”. His decisions on taxation, public spending and borrowing will influence inflation, mortgage pricing, and wider confidence across the property market. 

Healey also advocates heavier defence spending to better prepare the UK against growing international threats. His belief that this was not taken seriously enough by Starmer's government led to his resignation from his previous position as Defence Secretary. 

Healey's surprising appointment to the role of Chancellor indicates his renewed faith in this revised Labour cabinet to deliver on this front.

And, although there have been no immediate announcements on landlord taxation, one of Burnham's first policy decisions has been to remove VAT from household electricity bills for six months from October. This is a cost-of-living measure aimed at households but it signals that the new government is keen to deliver visible financial support quickly while potentially leaving wider tax decisions until the Autumn Budget.

Business growth with Jonathan Reynolds

Jonathan Reynolds has moved back to his role of Business and Trade Secretary, continuing Labour's emphasis on industrial strategy, business investment and regional economic growth. Seen as a safe pair of hands, his appointment has been well received by the markets.

Business investment supports employment, attracts new residents and often drives regeneration, all of which can increase tenant demand and improve long-term prospects for landlords investing in those areas, especially with the regional focus from Burnham.

Alex Norris brings housing experience to justice role

Before joining the justice brief, Norris worked extensively on housing and building safety policy, giving him a stronger understanding of housing issues than many ministers arriving from unrelated departments.

While it is too early to predict whether this will influence future policy, his experience could prove valuable as housing and legal reforms continue to develop.

What Burnham's first days tell us

The biggest signals so far:

• Housing remains central - Burnham's early focus on council homes, planning and rough sleeping suggests increasing housing supply remains a long term priority.
• The economic backdrop comes first - the Prime Minister’s first policy announcement focused on reducing household energy bills rather than introducing new landlord-specific measures.
• Continuity over change - keeping key housing figures in place suggests existing reforms, including the Renters' Rights Act, are likely to continue rather than being rewritten.
• Regional growth remains a theme - devolution and regeneration appear set to play an important role in where future investment opportunities emerge.

What should landlords watch next?

Before becoming Prime Minister, Burnham expressed support for reforming property taxes, including replacing council tax and stamp duty with a proportional property levy. However, no changes have been announced as government policy, meaning any proposals would need to go through consultation and Parliament before becoming reality. 

For now, the Autumn Budget is likely to be the next significant moment for landlords looking for greater clarity. We’ll update landlords on:

• Further planning reform and housing delivery announcements.
• Updates to the Renters' Rights Act.
• Regional regeneration and devolution initiatives.
• Measures designed to stimulate economic growth and housing supply.

The appointments announced in Burnham’s first days suggest that the government remains focused on housebuilding, planning reform, regeneration and regional growth. Those priorities could shape where future opportunities emerge, even if the day-to-day rules for landlords remain largely unchanged for now.

As always, landlords are likely to benefit most by focusing on the factors they can control, reviewing their finances regularly, understanding local market conditions, and keeping a close eye on how government policy develops over the coming months.