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Budget Insights For Landlords & Homeowners

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MAG OUT NOVEMBER25 AND BUDGET IMPACT

This Autumn Budget was like no other, because the leaky lead up to it had a negative impact on the property market and the wider economy. So much uncertainty was generated in recent months and many people simply shut down and did nothing. So the Budget day is over and people can now plan their property moves and investments with the knowledge of what’s to come as a result if this Budget.

There were no rabbits pulled out of the hat and the only surprise was that the government’s financial position is nowhere near as bad as had been suggested in the run-up.

Property & Taxes

Landlords were further impacted if their investment property is held by them as an individual as opposed to a limited company.

From April 2027, property income (e.g. rents), as well as savings and dividend income, will be taxed 2 percentage points higher than today. That brings property income tax bands to 22%, 42% and 47%. 

The Budget stops short of replacing or abolishing Stamp Duty Land Tax (SDLT). Stamp duty remains in place for now, despite earlier speculation. 

The so called “mansion tax” has now arrived and it’s worth remembering that Labour previously voiced this intent back in 2019 and in part it impacted on them losing that General Election. In early 2025 rumours abounded about a forthcoming “mansion tax” and for the remainder of this year the top end of the market has been on hold.

Now we know that for owners of high-value homes, a new “mansion tax” — formally a high-value council tax surcharge — was confirmed. From April 2028, properties valued at £2 million and above will face an annual surcharge.

The tax will differ depending on the value of a property and will be determined by the following four bands.

£2 million to £2.5 million– You will pay £2,500.

£2.5 million to £3.5 million– You will pay £3,500.

£3.5 million to £5 million – You will pay £5,000.

More than £5 million – You will pay £7,500.

This will be an annual tax and the charge will be imposed on top of the existing council tax. The money will go to the Treasury rather than the local authority.

What It Means For The Property Market & Landlords / Tenants

The decision not to scrap stamp duty means there is no relief for home buyers and no  increased incentives to move or buy.

For landlords, higher taxation on rental income (from 2027) will erode net returns. But one thing is for certain, this added cost will be passed on to Tenants so this move alongside the Renters Right Act earlier this year will cost Tenants more for their rented homes.

There is much speculation about the new “mansion tax” suppressing demand at the very top end of the market, but we don’t believe this will be the outcome. 

The buyer demand will now return because the level of the “mansion tax” is known and whilst it might keep a lid on prices in this sector, at least transaction numbers will return. 

The tax isn’t coming in until 2028 and by then another General Election will be on the horizon so disgruntled home owners wary of property taxes in general will take their discontent out at the ballot box.

MAG OUT NOVEMBER25 AND BUDGET IMPACT
The top end market was on hold in 2025 but should now recover for 2026

Summary

From a property perspective across all price sectors, the Budget has little or no impact and any “bounce back” is likely to be moderate, not a dramatic boom. The weight of new taxes and limited reforms means we’re more likely to see steady growth and cautious investor re-entry  rather than a surge in building or housing-led economic growth.

In other word, a steady business as normal outlook for the short to medium term.

Overall, expect steady demand property sales and rentals, modest rental growth in strong micro-markets, and continued importance of quality and location.

Time To Start House Hunting?

MAG OUT NOVEMBER25 AND BUDGET IMPACT

A good place to start your 2026 house move could be to check out out latest property magazine, which came out today.

This 122 page property & lifestyle magazine is full for properties for sale from £295,000 to £2.0m., a selection of properties to rent and some engaging editorial such as cookery tips for Christmas from Rick Stein and Dr Clare Mosley.

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MAG OUT NOVEMBER25 AND BUDGET IMPACT
Rick Stein’s ultimate guide to cooking the Christmas dinner
MAG OUT NOVEMBER25 AND BUDGET IMPACT
Recipies From Dr Clare Mosley

To enjoy a full read of our digital magazine In The Country & Town just click the image below.

MAG OUT NOVEMBER25 AND BUDGET IMPACT
Click Image To See Digital Flippingbook

Chancellor’s choices: how the upcoming Budget could impact the UK housing market

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McCarthy Holden will of course comment on the facts when known post Budget this week, but as a starter we’ve pulled together some of the wide-ranging options the Chancellor could be considering in order to extract tax revenue from property owners and aspiring home owners alike.

As the Chancellor prepares to unveil the Autumn Budget, the residential property sector could take centre-stage because of the wide ranging economic benefits of a market that is on the move and as unfettered as possible. House-price falls, a fragile recovery in buyer confidence and continued political pressure to raise revenue from wealthier homeowners mean property taxes and landlord measures are likely to feature heavily. Below we pull together the realistic options facing the Treasury, explain how each would work in practice, and outline the most probable effects on buyers, sellers, landlords and the overall housing market

Where the market stands right now

Recent market data show static asking prices. There is also caution among sellers and buyers ahead of the Budget in some market sectors mostly above £2.0m., driven in part by speculation over new property taxes and broader cost of living uncertainty. In addition, whilst mortgage rates have eased from their recent peaks, the cost of borrowing remains an important constraint on affordability

The policy levers the Chancellor could use - and what they would do

1) Reform or replace Stamp Duty Land Tax (SDLT)

Options:

  • Restore higher nil-rate thresholds or re-profile bands to reduce upfront buying costs for first-time buyers and mover chains.
  • Replace SDLT for owner-occupiers with an annual/property wealth tax or an annual charge payable on sale (proposals reported this autumn would target homes above a threshold such as £500,000)

Likely market effect:

  • Cutting SDLT thresholds (or reinstating more generous first-time buyer reliefs) would likely boost transactional activity quickly because SDLT is an upfront, purchase-time wedge block. Buyers would respond to lower up-front costs.
  • Replacing SDLT with an annual or “moving” charge spreads the cost over time and can reduce the disincentive to move created by a high one-off tax, but it risks making some homeowners (particularly in high-value areas but with low incomes) worse off, and could depress high-end sales if it’s perceived as a recurring wealth charge. Lower property transactions / house moves would significantly impact tax revenue in the wrong way because of losing the revenue from current stamp duty and vat charges by service providers working in the house market, and of course the loss of vat from the vast amount of services created by a house moves such as new kitchens and bathrooms.

2) Higher or more targeted rates for second homes / buy-to-let investors

Options:

  • Increase the surcharge on second homes / additional properties (currently an extra SDLT percentage for additional dwellings), raise it further, or extend similar surcharges to more transactions.
  • Introduce a landlord-specific levy or higher effective tax on portfolio owners.

Likely market effect:

  • Further targeting landlords would likely accelerate some small-scale exits from the sector (already under pressure), reduce investment demand and could tighten supply in the private rented sector, pushing rents higher in the short term. Without a meaningful social housing level in the UK targeting landlords would not help tenant because rents would increase and supply of housing stock availability would reduce due to landlords exiting the market.

3) Capital Gains Tax (CGT) changes on property

Options:

  • Raise CGT rates or reduce the annual exempt amount (AEA) — both would raise the tax burden on gains when properties are sold.
  • Tighten or reduce Principal Private Residence (PPR) relief for high-value homes (for example limiting relief above a threshold) — a targeted approach that raises revenue from the most valuable homes without touching ordinary households.

Likely market effect:

  • Higher CGT or a reduced AEA would increase the cost of selling investment and second-home property. This could potentially lock in existing owners and reduce transactions.
  • Cutting PPR relief for expensive homes would mainly hit the top end — potentially cooling top end market segments and raising effective holding costs for high-value owners. This could impact high-end prices because buyers are sensitive to potential future taxes. Lower property transactions / house moves would result and less tax revenue because of losing the revenue from current stamp duty and vat charges by service providers working in the house market. Result, a less mobile and flexible house market.

4) Measures aimed directly at landlords’ tax treatment and rental incomes

Options:

  • Introduce National Insurance on rental profits or allow some form of additional tax on landlord income.
  • Rollback of tax breaks — although mortgage interest relief was largely reformed previously, further tweaks could be considered (for example reintroducing some relief, or increasing taxes on rental income).

Likely market effect:

  • New employer-style taxes on rental profits or higher effective rates would make more and more small landlords financially unviable, likely reducing rental supply. This would put upward pressure on rents and increase housing insecurity for tenants.

5) Council tax / local property taxation reform

Options:

  • Reform or revalue council tax bands, or begin a gradual move toward a more modern local property tax (often mooted as a replacement for council tax).
  • Offer reliefs or targeted support for low-income homeowners in high-value areas.

Likely market effect:

  • Revaluation or an annual local property tax increases the ongoing cost of homeownership (especially for those currently paying low council tax relative to property value), which can reduce mobility as owners stay put to avoid higher bills, depressing transactions in affected areas.

Likely short-term market responses

  • Transaction volumes are likely to fall pre-announcement and remain subdued until the policy details are known — sellers delay listings, buyers wait for clarity. Data show buyers already pulling back ahead of the Budget.
  • Upper-end weakness: rumours of wealth-targeting measures have already led to a steeper slowdown at the top of the market. If the Government confirms higher recurring or one-off charges on expensive homes, the prime market could see further correction.
  • Rental squeeze: any measures that raise landlords’ costs (higher tax on rental profits, restricted reliefs, or higher transaction taxes on replacement purchases) could reduce supply and raise rents in the short term. Targeting landlords will be detrimental.

Political and administrative constraints

  • Revenue vs incentive trade-off. Taxes that raise quick revenue (raising CGT rates, lowering CGT allowances) are administratively straightforward but can chill transactions and lock in property owners. Structural reforms (replacing SDLT with an annual tax) could be fairer economically but are complex to implement and politically sensitive. 
  • Distributional optics. Targeting high-value homes is politically popular in some quarters, but any policy that hits “ordinary” homeowners in expensive areas (for example an annual property charge) risks backlash.

What to watch for in the Chancellor’s Budget

  1. Concrete changes to SDLT thresholds or bands — quick to deliver and politically visible. (Watch for first-time buyer tweaks).
  2. Announcements on CGT: reductions in AEA or rate rises would be signalled early; small tweaks are most probable.
  3. Proposals for a national property/wealth charge or enabling reviews of council tax reform — perhaps signalled rather than fully legislated in a single Budget. 
  4. Measures aimed at landlords — changes may be signalled (consultations) or small immediate measures (eg. tightening reliefs); large sudden levies would be disruptive.

Bottom line — who wins and who loses

  • Potential winners: first-time buyers if SDLT reliefs are restored or if mortgage costs fall; homeowners in lower-value regions if policy focus is targeted at high-value houses.
  • Potential losers: owners of high-value homes if PPR reliefs or new annual charges are introduced; small landlords if new taxes or NI on rental income are applied; tenants in tight rental markets if supply contracts.
  • Overall market: The unknow throughout most of 2025 has already causes a short-term dip in transactions, so post Budget we expect an upturn in house sales transactions but with house prices impacted in certain sectors.  

Final observation

The Treasury faces a classic policy trade-off: raising revenue and addressing perceived unfairness in the property tax system versus maintaining transactional fluidity and rental supply.

Over many years Government / Tax interventions in the house market have cause problems for ordinary people. Stamp duty cliff edges for larger properties and even first time buyer properties simply result in a distorted market and reduced mobility. As for an annual tax on properties valued at over £2.0m., well how does the Government think people are going to pay this out of already taxed income! Surely tax should mostly relate to salary / income and purchases in the wider economy. There has also been talk of doubling council tax on properties worth more than £750,000. All of these considerations would mean people spend less on their properties and this would have a massive negative impact on the wider economy.

Spruce up your gardening wardrobe for winter

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If your gardening wardrobe is looking tired, all bobbly fleeces and leaky wellies, perhaps it’s time to kit yourself out with some clothes and accessories which will wrap you up warm – and look stylish at the same time.

So ditch those gloves with holes, the tired jumpers and the water-holding jeans for some gardening garb which should help keep you dry, warm and comfortable while you are doing those outdoor jobs in the winter months.

Here are a few items to consider:

1. Norber flat cap (Glencroft, £44.95)

Calling all male gardeners: if you aspire to the likes of David Beckham or Vinnie Jones, a well-made flat cap may be for you. This Norber Yorkshire Tweed cotton-lined flat cap is as practical on the allotment as it is elegant in the potting shed.

Made in the north of England from British wool tweed woven in Yorkshire woollen mills, it is lined with Global Organic Textile Standard (GOTS) certified 100% cotton for enhanced breathability and is fully quilted for added comfort.

2. Waterproof garden apron (RHS, £32.99)

When the autumn rains fall, you can at least keep your gardening clothes dry, clean and protected if you’re wearing this gardening apron made from khaki waterproof canvas.

With two pockets to hold gloves, seeds and other ephemera so you can keep your hands free for gardening tasks, you can also tie the long waist straps around at the front for a more snug fit.

Just remember to hand wash only with a mild detergent in warm water.

3. Sure & Soft leather gloves (Kent & Stowe and good garden centres, £24.99)

When you’re doing hard tasks like digging, raking and weeding, it makes all the difference to have a pair of comfortable gardening gloves while you work.

These leather gloves are crafted from high-quality super-soft leather and feature a keystone thumb for maximum comfort, reinforced extra stitching for strength and durability and improved dexterity. They should withstand punctures and tears, making them ideal pruning gloves.

4. Women’s National Trust Vierzon Jersey Lined Wellington Boots (Le Chameau and the National Trust, £220)

We’ve all had cheap wellies which end up leaking and cracking, so it might be worth investing in these sublime limited edition boots, created through a collaboration between master bootmaker Le Chameau and the National Trust.

Each pair sold supports the National Trust sites, gardens and coastlines and the boots are inspired by the spaces in the care of the NT.

Made from high-quality Chamolux rubber, with a bespoke print jersey lining made from organic cotton and recycled polyester, a removable antibacterial insole and adjustable straps made from post-consumer recycled bottles, they are their most sustainable boots yet.

The unique Le Chameau/National Trust logo and bespoke lining print, inspired by Buckland Abbey, honours Britain’s natural and cultural heritage.

5. Women’s waterproof gardening trousers (Genus, £169)

Designed for gardening, these Genus waterproof trousers (which are not overtrousers) have a showerproof fabric on the outside and are fully waterproof-lined on the inside so people can still make the most of a very wet day in the garden.

They have handy stab-resistant pockets for secateurs and knives, a breathable padded knee and raised waist for back protection. The quick-drying stretch fabric means you won’t have to put them on the airer for long after a hard day’s digging, planting and composting.

6. Ridgeline Monarch Women’s Gilet (ArdMoor, £79.94)

This snug gilet is ideal for gardening and other outdoor pursuits, with a moleskin finish and durable water-repellent treatment to help keep stains and dirt at bay.

It has practical hand pockets with zips, a secure inner zipped security pocket for personal belongings, and a two-way front-opening zip, adjustable hem and high collar, which adds extra protection against the wind.

On warm autumn days you could wear it as an outer layer on top of a base thermal, while when the weather gets really cold it can be worn under a winter jacket. Available in three garden-friendly tones: Moody Teak, Deep Forest and Navy.

7. Hoggs of Fife Men’s Glenesk Quilted Jacket (Cherry Tree Country Clothing, £76.50)

Any gardener who wants to add style and comfort to his gardening attire should look no further than this snug padded quilted jacket which is crafted from windproof and insulating fabric, with a Teflon finish for durability.

It also has a full-length zip with studded placket cover and two large front pockets which will hold smaller gardening items. Ideal not only for the garden but for autumn walks in the countryside.

8. Chunky Wellington Boot Socks (Town & Country, £9.99)

Keep your toes toasty in these chunky Wellington boot socks in a range of colours, made with Merino wool to offer natural warmth, breathability, and comfort. This natural moisture management helps to keep feet dry and comfortable, and are ideal in colder and wet weather.

Berries which will make your garden a magnet for birds

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GARDENING OCT25

Growing berry-bearing shrubs and trees is an almost guaranteed way to help birds in the garden stock up ready for winter.

Yet there are some berries that seem to be taken in preference to others, or which certain species of birds prefer, says Adrian Thomas, RSPB wildlife gardening expert.

“In particular, birds seem to prefer red berries, but that doesn’t mean that more unusual colours are to be avoided,” he observes.

“Those which ripen to pink, white or yellow may often be those that remain into the middle of winter when birds such as waxwings can be desperate for them.

“Of course there is even a British bird that is named because of its association with berries – the mistle thrush, which adores mistletoe.

“I wouldn’t be without lots of berry-bearing plants in the garden. To see flocks of birds descend on them in a feeding frenzy is always exciting, and if any of the feast lasts until winter, the chance of attracting redwings, fieldfares or even the rare waxwing is a winter treat for us, too.”

Different berries ripen at different times, which means that with a bit of careful planning you can provide a staggered feast over many months, starting with juneberry (Amelanchier lamarckii) and going through until spring with ivy berries.

You can plant berry-bearing shrubs in borders or pots, and some can be trained up trellises, walls and fences.

Five berry-bearing climbers, shrubs and trees that Thomas thinks are indispensable in the garden are:

1. Ivy

The berries have a very high fat content. They also ripen sequentially over a long period right through until spring. You do need to allow ivy to get its ‘head into the light’ for it to flower well and hence set fruit.

Growing tips: Ivy is about the easiest plant to grow – it’s not fussy about soil (although common ivy does better in alkaline soils) and will grow in sun or shade, quickly covering difficult areas such as dry spots and stabilising the soil. Just don’t put it in an area that is permanently waterlogged.

GARDENING OCT25
blackbird feeding on ivy berries

2. Hawthorn

The red ‘haws’ are a staple in the countryside for all the common members of the thrush family – blackbird, song thrush, mistle thrush, redwing and fieldfare. Peak consumption is October to December. Their autumn flowers also provide late nectar for insects.

Growing tips: You can grow it as a specimen tree or a hedge in any garden soil in sun or partial shade. Avoid ground which is permanently waterlogged, which could rot the roots. If you are creating a new hedge, plant bare root hedging plants between October and February.

GARDENING OCT25
bird in a hawthorn bush

3. Holly

Remember holly bushes are either male or female, and you’ll need a female variety to be sure of winter berries. You may have to plant a male as well for pollination if there isn’t one close by. The red berries are again staples for the thrush family, plus wood pigeons.

Growing tips: Hollies are not fussy about their soil type or situation. All hollies tolerate shade although variegated varieties do better in sun. If you have limited space, go for a self-fertile one which doesn’t need a mate to produce berries, such as ‘J.C. Van Tol’.

GARDENING OCT25
a blackcap on holly berries

4. Rowan

As well as the native rowan, many of the other garden varieties and cultivars are excellent for berries including the pink-berried Sorbus vilmorinii. For the native rowan, peak consumption is in August, ahead of the arrival of the winter-visiting redwings and fieldfares.

Growing tips: Again, it is not fussy, thriving in sun or partial shade, but try to grow it in moderately fertile, humus-rich soil. Pruning isn’t necessary, although you can remove dead branches in winter. While some rowans such as mountain ash can grow to around 6m, you can get smaller ones, such as the yellow-berried ‘Joseph Rock’, which makes an ideal specimen tree, reaching 4m in 10 years.

GARDENING OCT25
a fieldfare in a rowan tree

5. Bird cherry

A native tree of the northern half of the UK, the deep red berries of Prunus padus which ripen to shiny black are small which means that smaller birds such as blackcaps and robins can eat them as well as the thrushes.

Growing tips: Ideally plant this deciduous tree in autumn in moderately fertile soil in full sun. It can grow to 15m tall and almost the same in width, so you’ll need a big garden, although you can get more compact varieties such as Prunus padus ‘Albertii’.

GARDENING OCT25
bird cherry berries

By Hannah Stephenson, PA

How to make Christmas stress-free by preparing food in November

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BATCH LADY

Suzanne Mulholland once declared she ‘hated’ Christmas Day – she was the person who ended up organising the entire event, from presents, to decorations and, of course, the food.

“When the kids were little, I actually didn’t like Christmas. I didn’t feel it was my day. I felt like it was everybody else’s day,” the 49-year-old says. “I look back on it now and think I really did miss some key moments where I would have loved being the one sitting just helping build Lego, or whatever it was, but I felt tied to the kitchen.”

To make a busy life with children easier Mulholland started batch cooking, and after sharing videos on YouTube and Instagram, ‘The Batch Lady’ Instagram account was born. With it, the mum-of-two was able to transform Christmas so she wasn’t cooking all day.

“I started to change gradually. I would make sure my roast potatoes were done, but I always felt like there was quite a lot that maybe I couldn’t do in advance. And then over the years, I’ve actually managed to do it all in advance. Everything.

“If you happen to have a Friday morning or a Tuesday evening in November where you’re not doing anything, you can think, actually, I might get four recipes done for Christmas.”

BATCH LADY
Suzanne Mulholland, aka, The Batch Lady.

November is the perfect time to start, she says, and buying a lot of your Christmas food in November can help spread the cost.

“You can do it all in November, when you don’t have every other activity going on, like the Christmas fete at school, your kids Carol concert and your work night out. December becomes really busy for us.”

So, getting ahead for the festive period isn’t just about prepping the Christmas Day meal, Mulholland also batch cooks plenty of one-pot meals to freeze and reheat during December.

Mulholland has two types of recipes – “Either you ‘cook ahead’ – which means cooking it and putting it in the freezer, or ‘grab and cook’ which means you’re making it up raw, and then you’re putting it in the freezer,” she explains.

Here’s how to make it work for you this Christmas…

‘Cook ahead’: What to cook, freeze and reheat on the day

Mulholland says accompaniments like bread sauce and cranberry sauce, as well as sides like roast potatoes and Brussel sprouts, can be fully cooked and frozen – far in advance. “I do a lovely shredded Brussels sprout with pancetta, and you actually make that in advance, because it shreds, it lasts.”

Homemade Yorkshire puddings make well in advance to freeze, or try Mulholland’s recipe for mulled wine red cabbage. While the method works well for starters too, think parsnip and apple soup, or desserts like panettone bread and butter pudding.

“The whole point of freezer cooking is that you use recipes that are meant to be frozen. Those recipes are specifically created to make sure that they’re going to be delicious.”

And freezing doesn’t take away from the flavour. “People would be so surprised to know that in the absolute top-end restaurants [chefs] prep in advance. A lot of that will come out of freezers and fridges that have been prepped in advance. A lot of things actually taste better if you’ve cooked them in advance.”

‘Grab and cook’: What to prepare ahead, freeze but cook on the day

While some parts of Christmas can be completely made and frozen, her methods aren’t about doing that for the entire meal. “We’re still cooking Christmas dinner. We’re just not prepping everything from scratch,” explains Mulholland.

“Prepping ahead is really that you’re getting it ready, but you’re not necessarily cooking it. You’re just getting all the ingredients ready together,” she says, for example, mixing the stuffing ingredients and putting into balls, before freezing uncooked, or wrapping the bacon around sausages for pigs in blankets.

“In November, I will make the herby butter [to use under the turkey skin] and wrap it up. I’ll get the pack of streaky bacon and put it beside the herby butter. I’ll make my stuffing mix. Then I’ll get my frozen turkey from the shops and I’ll put it next to it. So I’ve really created this meal prep kit that when I bring it out, it’s defrosting, and I know that everything’s there.

“Roast veg – you parboil them, cover them in oil, put your lovely seasoning over it, and then you flash freeze it [putting it in the freezer for two hours]. You’ve part cooked them. You haven’t cooked [them] to the end and then re-cooked. It’s about prepping everything so it’s ready to come out and be cooked from frozen, but it is being cooked on the day.”

Do this for starters and nibbles too, like pork and stilton sausage rolls, and cheese and chutney straws.

Cold starters, such as chicken liver pate or mushroom and tarragon pate, make easy freezer items too.

Batch cook some additional ‘December dinners’

Make December extra easy by making and freezing some nutritious meals you can take out of the freezer whenever life gets a bit busy. Think pork, parsnip and mustard traybake, Cajun-spiced chicken, or coconut and butternut squash curry.

“[If you know] ‘I’ve got a fish pie in the freezer, and I’m going to put it in the oven tonight’ – that is the easiest thing ever, because you can make a fish pie in three minutes. But if you haven’t done that, your headspace is ‘I don’t know what I’ve got in the house, I don’t know who’s in or who wants to eat. I’ll stop at the shops, I’ll grab whatever, or I’ll grab a takeaway’

“It’s automatically going to cost you more money – and that’s a normal work day. So you take that tenfold into the busiest December, and you are racking up a lot of money and a lot of stress.”

The Batch Lady Saves Christmas by Suzanne Mulholland is published by Ebury Press, priced £25. Photography by Andrew Hayes-Watkins, available now

BATCH LADY

Some Links To Batch Lady Recipes....

BATCH LADY
Click image to see recipe in online magazine
BATCH LADY
Click image to see recipe in online magazine
BATCH LADY
Click image to see recipe in online magazine

Landmark Renters’ Rights Act Becomes Law

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McCarthy Holden property let image

Yesterday the Renters’ Rights Act received Royal Assent, delivering the most significant overhaul of the English and Welsh private rented sector in a generation. The law aims to rebalance rights between tenants and landlords by strengthening safety and security for renters, tightening standards for properties, and simplifying dispute resolution..

Key Measures

  • Abolishes ‘no-fault’ section 21 evictions entirely, replacing them with a clearer, limited set of grounds for possession and stricter notice periods.
  • Introduces a new Decent Homes standard for rented properties with mandatory repairs timelines and minimum energy efficiency requirements (EPC band C target for private rentals within a phased timetable).
  • Establishes a national landlord and letting agent registration and licensing regime with sanctions for rogue landlords, including fines, civil penalties and criminal sanctions for severe breaches.
  • Creates an independent Housing Ombudsman or expands an existing dispute-resolution body with powers to issue binding orders and compensation for tenants; fast-track arbitration for common disputes (repairs, deposits, unlawful eviction).
  • Strengthens protections for renters in private tenancies against retaliatory eviction and unfair rent increases by requiring justification and limits on frequency of increases.
  • Caps certain fees charged to tenants (administration, referencing, inventory) and reforms deposit handling and dispute timelines.
  • Extends possession and rehousing duties in limited circumstances, such as where poor conditions render properties uninhabitable; enhances support for vulnerable tenants facing eviction.
  • Provides funding and guidance for local authorities to enforce standards, and powers to issue Remedial Notices and take emergency remediation action.
  • Commits to data collection and reporting on the private rented sector to monitor impacts and a statutory review clause after a set period (often 3–5 years).

The Act signals a major policy shift toward tenants’ rights after years of campaigning by charities and tenant groups; ministers argue it will improve housing stability and standards, while many landlord bodies warn of reduced investment in the private rented sector and potential rent rises.

Operationally, the law places a new compliance burden on landlords and local authorities will need increased resources to enforce the regime.

As the new law bedrocks renters’ protections, its true test will be in implementation: whether enforcement is adequately funded, whether landlords adapt without shrinking supply, and whether renters actually see safer, more secure homes — not just stronger rights on paper.

It is expected that there will be a phased approach to a number of the changes, however, the creation of periodic tenancies and the abolition of Section 21 notices are expected to be at the forefront.

Footnote: If you have any questions or wish to discuss possible implications email Nicola Bremner ….

Nicola Bremner 598 449
Nicola Bremner - Email nbremner@mccarthyholden.co.uk

10 ways to style winter berry shades in the home

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INTERIORS

Seasonal and seductive, dark interiors are bearing fruit… so much so, we’re embracing shades of cassis, deep claret and plum, with winter berries are emerging as a firm favourite in the world of interiors.

Such is the surge in popularity, cookware, textiles and accent walls are being reimagined in rich berry tones – with new collections lending warmth, while creating an inviting atmosphere with a sense of luxury.

Indeed, leading interiors firm, Graham & Brown have named their Colour of the Year 2026 Divine Damson, which they describe as a “deep, timeless shade that evokes elegance, luxury and sophistication.”

Cited as a versatile and enduring colour, the inside team of designers say it “enriches a variety of styles and spaces,” and its versatility “makes it suitable all year-round, offering a cocooning, comforting feel in the colder months.”

While in summer, they say natural sunlight “brings out its vibrant depth allowing it to transition seamlessly across the seasons.”

Highlighting rich, bold hues, here’s what’s on our wish list…

INTERIORS
Cast Aluminium Casserole Dish in Burgundy, 2.7L, £35; Winter Berries Multi-Wick Candle, £8; rest of items from a selection, Dunelm

Think a comforting autumnal beetroot soup, or red wine casserole, and this is your new centrepiece to chime with supper parties and themed tablescapes. Style with burgundy velvet ribbons on stemware, and a bottle of bordeaux.

INTERIORS
Elements Ellis 4 Seater Round Dining Table in Burgundy, £449; Elements Cooper Dining Chairs, Tonal Boucle in Burgundy, £79 each; rest of items from a selection, Dunelm

As well as adding drama, colour and texture, this Scandi-style dining set makes for a conversation piece with its high-gloss finish, on-trend solid, pillar legs, and cool dining chairs… a dead cert for colour drenching.

INTERIORS
Graham & Brown’s Design of the Year 2026, Eternal Weave Black Wallpaper (Set of 2), £190 per set, Graham & Brown

This dark and moody motif features exotic birds, blooms and fauna for a dramatic backdrop – and generous dose of high drama. Said to be inspired by ancient textiles, nature and mythology, the design is produced as a double-width set; meaning you need two coordinating rolls for hanging the horizontal repeat pattern… frame the paper with a lick of Divine Damson to link the look

INTERIORS
Oakham Small Sideboard with Drawer in Wild Cherry, £169.99, Daals

Chic and contemporary, this polished sideboard in a deep shade of cherry, topped with gold tone T-bar handles will enhance any aesthetic.

INTERIORS
Lottie Berry Red Fabric Bar Stools, £159 each, Danetti

Upholstered in a plush chenille, these modish bar stools will bring colour and comfort to a kitchen island or trendy home bar.

INTERIORS
The Burgundy Fringed Lampshade, from £195, (Extra Small), Tinker & Tallulah

This vintage-inspired tassel lampshade shouts sumptuous, and can be used to dramatic effect with its gorgeous gold fringing, scalloped detail and rich, burgundy hue.

INTERIORS
Veeno Wine Glass Motif Wallpaper, £79 per roll, Bobbi Beck

More than a decorative afterthought, when you want to drink in a smooth merlot or cabernet sauvignon, set the scene for wining and dining with this whimsy wallpaper.

INTERIORS
Graham & Brown’s Colour of the Year 2026, Divine Damson Paint 1L Interior Eggshell, £36, Graham & Brown

This dark and moody motif features exotic birds, blooms and fauna for a dramatic backdrop – and generous dose of high drama. Said to be inspired by ancient textiles, nature and mythology, the design is produced as a double-width set; meaning you need two coordinating rolls for hanging the horizontal repeat pattern… frame the paper with a lick of Divine Damson to link the look.

INTERIORS
Luxury Marbles Christmas Bauble in Bitter Cherry, £29, Webb & Gray

This statement bauble will add instant charm to stylish place settings… and can double up as a napkin holder.

INTERIORS
Romance Ruffle Bed Linen Set in Berry Red, from £50, (Double), French Bedroom

Glamorous and romantic, ruffle-trimmed bedding in beautiful berry tones will luxe up any bedroom scheme – and who wouldn’t look forward to cocooning themselves in a delicious dark mulberry as we head into snuggle season?

Note – article by By Sam Wylie-Harris, PA. Prices correct at time of going to press but may have changed since.

3 new Mary Berry recipes to make this autumn

by
MARY BERRY

Mary Berry turned 90 this year and to celebrate, she has released a new cookbook, Mary 90 – aiming to give home cooks a ‘career-spanning’ collection of fuss-free recipes for many different occasions.

It accompanies a new BBC TV series, Mary at 90: A Lifetime of Cooking.

The TV chef shares a mixture of brand-new recipes and her nostalgic classics, with Berry saying it has been a “sheer joy” to write, and includes the baking she’s so known for, alongside tasty, easy mid-week meals and crowd pleasers.

Fragrant chicken traybake

Mary Berry

“An all-in-one dish, this delicious, aromatic chicken recipe is vibrant and full of flavour,” says Berry. “Serve with rice or a dressed salad.”

Ingredients:

(Serves 4–6)

1 large aubergine, sliced into half-moons

2 peppers, deseeded and sliced into large pieces

1 large onion, sliced

3tbsp sunflower oil

3 dried lime leaves

1 large stick of lemongrass, bashed

3 large chicken breast fillets, each sliced in half

2tbsp sweet chilli sauce

150g baby spinach leaves

Small bunch of Thai basil, chopped

For the fragrant sauce:

1 x 400ml can coconut milk

2tbsp Thai red curry paste

2 garlic cloves, crushed

2tsp freshly grated ginger

Juice of 1 lime

2tsp fish sauce

2tbsp sweet chilli sauce

Method:

1. Preheat the oven to 220°C/200°C Fan/Gas 7.

2. To make the sauce, mix all the ingredients together in a bowl.

3. Scatter the aubergine, peppers and onion into a large shallow roasting tin. Drizzle with 2 tablespoons of the oil and toss everything together. Pour over half of the sauce. Add the lime leaves and lemongrass to the tin and roast in the preheated oven for 15 minutes.

4. Toss the chicken in the remaining oil and the sweet chilli sauce, and season well. Place a large frying pan over a high heat until very hot. Add the chicken and brown very quickly until sealed and golden, stirring constantly.

5. Remove the roasting tin from the oven and pour over the remaining sauce. Place the chicken on top and return to the oven for about 15 minutes, or until cooked through.

6. Transfer the chicken onto a plate. Stir the spinach and Thai basil into the sauce and vegetables in the tin and gently warm over the hob until the spinach has wilted.

7. Serve the chicken traybake with rice.

Best made and served. Not suitable for freezing.

Skate wing with caper sauce and samphire

Mary Berry

“Hugely popular, skate wings are readily available and simple to cook. The sauce makes the dish extra special. Buy samphire from the fish counter in the supermarket or farm shop,” says Berry.

Ingredients:

(Serves 4)

4 x 400g skate wings, edges trimmed with scissors

100g butter, softened, plus a knob

Juice of ½ lemon

4tbsp capers

4tbsp finely chopped parsley

400g fresh samphire

Method:

1. Preheat the oven to 200°C/180°C Fan/Gas 6.

2. Lie the skate wings on a board and use half the butter to spread over both sides of the skate wings. Season well with salt and ground black pepper.

3. Heat a large frying pan over a high heat. When hot, brown the wings in batches for 2 minutes on each side until golden.

4. Place the browned wings in a large roasting tin and transfer to the preheated oven. Roast for about 15 minutes until cooked through (the translucent flesh will become opaque when it is done). To test for doneness, try to pull the flesh away carefully from the bones with a sharp knife – if it comes away easily, it is done. Place on a large platter and cover with foil. Leave to rest in a warm place.

4. Add the remaining butter to the frying pan and heat until nutty brown in colour. Add the lemon juice, capers and parsley and remove from the heat.

5. Meanwhile, cook the samphire in a large frying pan with a knob of butter and a splash of water over a high heat. Fry for a few minutes to heat through.

6. Divide the samphire between the plates and top each one with a skate wing. Pour over the caper butter sauce to serve.

Best made and served. Not suitable for freezing.

Carrot cake with frosting

Mary Berry

“A carrot cake is so popular, especially in coffee shops and bakeries,” says Berry. “My version includes my favourite spices. Carrot cake originated in the USA where they make cakes with oil, rather than our butter-based sponges. Use a flavourless oil, such as sunflower or vegetable.”

Ingredients:

(Serves 8–10)

4 large eggs

175g caster sugar

75g light muscovado sugar

250ml sunflower oil, plus extra for greasing

1tsp vanilla extract

2 ripe bananas, mashed

150g carrots, peeled and coarsely grated

275g self-raising flour

2tsp baking powder

1tsp ground cinnamon

1tsp ground ginger

½tsp mixed spice

55g walnuts or pecans, finely chopped, plus a few extra for decoration

For the cream cheese frosting:

250g butter, softened

2tsp vanilla extract

350g icing sugar

350g full-fat cream cheese

Method:

1. Preheat the oven to 180°C/160°C Fan/Gas 4. Grease and line the bases of 2 x 20cm (8in) loose-bottomed sandwich tins.

2. Break the eggs into a large bowl and beat with a fork to break up. Add the caster and muscovado sugar, oil and vanilla and mix well.

3. Add the remaining ingredients to the bowl and whisk using an electric hand whisk until just combined. Be careful not to over beat.

4. Divide the mixture between the two prepared tins and level the surface. Bake in the preheated oven for about 35–40 minutes until well risen and lightly golden. Leave to cool in the tins for 10 minutes, then transfer to a wire rack.

5. Meanwhile, make the frosting. Measure the butter, vanilla and icing sugar into a large bowl and whisk using an electric hand whisk until combined. Add the cream cheese and beat until creamy and light.

6. Peel the paper from the bases of the sponges and invert one onto a plate. Spread with frosting. Place the other cake on top and use the remaining frosting to cover the top and sides, leaving a pretty swirl on top. Decorate with walnuts or pecans to serve.

Can be made and assembled up to 8 hours ahead. Freezes well but best to ice on the day.

Mary Berry

Mary 90 – My Very Best Recipes by Mary Berry is published in hardback by BBC Books, priced £28. Photography by Tara Fisher. Available now

7 things to consider when downsizing later in life

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Don’t rush into a decision and make sure you do your research. As we get older, it’s common to start rethinking where and how we live – and for many, that means considering a move to a smaller, more manageable home.

Age UK’s recent Late Movers report highlights some of the challenges older adults face when it comes to housing. A survey carried out by Opinium on behalf of Age UK in January 2025 of 2,500 people aged 66 and over, found that 36% worried about affordability, 42% about accessibility, and 35% about the condition of their home.

In addition, 72% of respondents aged between 66 and 74 said moving after the age of 75 would be difficult.

The charity warns that unsuitable housing in later life can place extra pressure on health and social care services – making early planning all the more important.

If you’re starting to think about your last big move, here are seven key things to consider when downsizing or relocating later in life…

1. Proximity to friends and family

“I often see couples moving down to Cornwall and becoming very isolated because they don’t really consider how far they are going to be from everyone,” says Cornwall-based estate agent Michael Kleinman. “They are often used to seeing their grandchildren every weekend and when they move to Cornwall, they only see them for a couple of weeks in the school holidays.

“So, it tends to be a much easier move if you stay local and have that familiarity and social network around you.”

However, if you are still keen to relocate, the estate agent highly recommends looking into the transport links of your potential new area.

“Think about transport links to and from where your family and your network are,” advises Kleinman. “If you move to a rural area, you might be 20 miles from a railway station and driving might be no longer an option.”

2. Emotional impact

Paperwork might seem like the hardest part about relocating, but many people underestimate the emotional toll downsizing can have.

“I think a lot of people don’t really consider the emotional side of moving from the family home where they have brought up all the kids,” says Kleinman. “Going from a four/five bedroom house down to a bungalow means all those years of accumulating stuff has to be condensed down and a lot of people don’t really think about the ramifications of the emotional side and the logistical difficulties of what goes and what stays.

“You have to be very brutal and ruthless about it and that’s often easier said than done. A lot of downsizers start the process and then give up and stay where they are for another year or two because they didn’t realise how hard it was going to be mentally and emotionally.”

3. Logistics

“Another thing that many people don’t consider is how different moving house is now, compared to 40/50 years ago with things like EPCs (Energy Performance Certificates) and online ID checks,” says Kleinman. “The process can be very overwhelming if you aren’t overly tech savvy. People often start the process and get a few weeks or months into it and then find it overwhelming, so take their house off the market and have a rethink.”

Finding a good real estate agent who has the time to sit, listen and guide you through this can help make it less daunting.

“Work with an independent local estate agent and someone who can actually come around to your house and go through it with you,” advises Kleinman.

4. Location

Make sure you do your research before making a commitment to a new location.

“If you are thinking about moving to a different area, talk to local people in person or on social media groups to really get an understanding of that area,” recommends Kleinman. “I am often dealing with clients who are moving to an area where they don’t know anyone, have never been there before or have only been there once or twice on holiday.

“Cornwall, for example, is very different in the winter compared to the summer. If you have been on holiday there in July or August, you will get a very different experience in January. So, it’s important to do your research to see what it’s actually like to live there all-year round.”

5. Convenience of health services and local amenities

Think carefully about what type of amenities and local services are going to be crucial to you as you grow older.

“Think realistically about how far away the nearest inpatient hospital facilities are, how near the local GP and NHS dentists are and find out if they are taking on any new patients,” advises Kleinman. “Also, think about how easy or difficult it is to get to those services, as well as the normal town-centre facilities that you might need.”

6. Accessibility

Make sure your new home is going to be adaptable and functional for future you.

“Bungalows and apartments are the normal go-to and I think it’s particularly good to look for very new bungalows,” says Kleinman. “The reason being is that building regulations now have to follow rules set out by the Disability Discrimination Act, so many new bungalows have to have things like wheelchair access, wider doorways and plug sockets higher up the wall – features you won’t get in most Seventies bungalows.”

7. Maintenance

“None of us knows what’s around the corner and how long we’re going to be mobile for, so you really need to think about practical living,” says Kleinman. “Do you want a large garden? Is it going to be practical and manageable? When does the boiler need replacing? Will the house need frequent external painting?

“I would always guide clients towards a more modern property that is low maintenance. Lots of people think about how they are today, rather than what it is going to be like for them in 10/20 years’ time.”

7 of the best ways to adapt your home for multigenerational living

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Multigenerational living is on the rise – Lisa Salmon asks experts about the best way to adapt a home so all family members can live happily together.

Multigenerational living is on the rise – although by how much depends on which research you choose.

A new study by homelifts specialist Uplifts found 49% of 2,000 UK adults questioned lived in households spanning multiple generations, and more than a third (34%) of these households had made changes to better accommodate all the generations of their family.

However, the Centre for Ageing Better points out that in the most recent Census, in 2021, just 2.1% of households in England and Wales were multigenerational, an increase from 1.8% in 2011.

But whatever the true figure, academics believe households that span multiple generations are definitely an increasing trend. Prabash Edirisingha, a consumer researcher at Northumbria University who studies family consumption patterns across generations, says: “My research into multi-generational households reveals they are now the fastest-growing household type in England and Wales.

“While the emotional and economic advantages are undeniable, families must remain realistic about the challenges. Different generations often bring diverse expectations, lifestyles and values into shared spaces – differences that can lead to tension if not thoughtfully managed.”

While the increase in multigenerational living is, in part, due to financial necessity, with many young people unable to afford to buy their own homes and their grandparents not wanting to spend their savings on care home costs, the Uplifts research found there are other reasons for the increase too.

Although saving money was a key advantage for 39% of those questioned, more than half (55%) cited stronger family bonds as the primary benefit.

Kate Sheehan, an occupational therapist specialising in housing adaptations, stresses that the key to successful multigenerational living is not only taking what each member of the family wants and needs into consideration, but also being aware of how those needs might change over time.

“Achieving positive and harmonious multigenerational living begins with understanding the unique needs of each family member, anticipating future changes, and responding with both functional and attractive design solutions,” she says. “It’s essential that everyone in the household can access all areas of the property, ensuring it truly feels like home for all.”

Millie Brown, deputy director for homes at the Centre for Ageing Better, explains that only one in eight homes in this country currently has all four key accessibility features for elderly family members: namely a ground-floor toilet, sufficiently wide doorways, circulation space for a wheelchair, and no steps at the front door.

“Multigenerational living, and supporting older people to age in place, can be hugely beneficial to families and can help to reduce pressures on social care,” she says.

“But many families will find a key barrier to establishing these arrangements is the unsuitability of their own home for older people.”

She also points out that financial support for homeowners who want to adapt their homes for multigenerational living has declined substantially in recent years.

“The other barrier many people are likely to find in creating a multigenerational home is the support on offer to make improvements and adaptations,” she says. “Grants for home improvement support have shrunk by more than £2 billion over the last decade, and the range of support available to people is variable from one place to another.

“We need a network of good home hubs – local one-stop shops offering comprehensive advice and support on all aspects of home improvement.”

Finances permitting, Sheehan says the most common and most necessary adaptations for a multigenerational home are…

1. Wider doorways

If a family member needs a wheelchair, widening doorways will make life at home much easier.

“Installing wider doorways markedly improves movement throughout the house, not only for accessibility, but also for practical tasks like moving furniture,” says Sheehan. “Such thoughtful choices enhance comfort and convenience for everyone.”

2. Good lighting

While younger members of the family might prefer more subdued lighting, particularly when they’re entertaining friends, brighter lighting is a necessity for older relatives whose eyesight may be failing, so bright lights with a dimmer switch, or plenty of lamps that can make a room brighter, may work for everyone.

“Proper lighting is crucial, especially in spaces like staircases and bathrooms, where slips and trips are common hazards for both young and old,” points out Sheehan.

3. Downstairs bedrooms

The Uplifts research found 28% of families questioned had added ground-floor bedrooms to their home for an elderly relative. But such a modification goes hand-in-hand with adding a downstairs toilet if the home doesn’t already have one.

4. Separate living rooms

Nearly a third (32%) of the multigenerational householders surveyed had created separate living areas in their homes – modifications that provide privacy and independence for both young and old, if space allows it.

“In a multigenerational household, personal space is crucial for individual comfort and overall harmony,” Sheehan explains. “Even when space is limited, providing a dedicated area, such as a chair in a bedroom, can greatly enhance the household’s ability to coexist successfully.”

5. New bathroom/bathroom adjustments

The Uplifts research found one of the most common adaptations was a new bathroom, which was added by 32% of multigenerational households. But if a whole new bathroom is too expensive, Sheehan suggests installing a wetroom-style shower in your existing bathroom, and reinforcing walls to enable future fitting of grab rails (which 22% of the survey respondents said they’d installed), or a wall-mounted shower seat.

She says: “Whenever possible, fit the bathroom door to open outwards – this small adjustment can make a significant difference in an emergency, providing swift access if assistance is needed.”

6. Adding a lift

Because elderly family members may struggle with stairs, adding either a stairlift or a home lift is the ultimate accessibility feature, added by 15% of the multigenerational homeowners surveyed.

“Stairs can become challenging with age, whether due to physical limitations or simply fatigue from an active daily routine,” comments Sheehan. “Installing a homelift or stairlift can greatly ease movement between floors. And these solutions aren’t just for older adults – a lift can be invaluable for gently transporting a sleeping child upstairs without disturbance, demonstrating how inclusive design supports the needs of every generation.”

7. Kitchen modifications

Older people with mobility/balance issues may struggle to stand while cooking, so consider installing a lower worktop to allow them to sit and help with food preparation, says Sheehan, who also suggests fitting an instant hot tap. “This will reduce the need to lift and carry hot water – not only is it quicker, it’s more energy-efficient.”

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