Over 1.2 million UK households are currently on social housing waiting lists. That number is not just a statistic — it represents families, older renters, and young professionals stuck in a system that cannot build enough homes fast enough. I have been writing about UK property and housing policy for years, and this is the question that comes up more than any other: what can actually be done?
The problem is not just about building new homes. It is also about using what we already have. Over 600,000 homes sit empty in England, with more than 250,000 of those empty long-term. Meanwhile, average house prices are now eight to ten times average earnings, and private rents eat up 30 to 50 per cent or more of income in many areas. The mismatch is stark. The government’s new Social and Affordable Homes Programme (SAHP) aims to deliver around 300,000 affordable homes over its lifetime, with a strong focus on social rent. But that is a ten-year plan, and communities need solutions now. Here is what you actually need to know.
If you are thinking about your own property situation, understanding the hidden costs of homeownership can help you plan more realistically. And if you are looking for practical ways to protect your home while you figure out your next move, a home security starter kit can give you peace of mind whether you are renting or owning.
What the Social and Affordable Homes Programme actually means
The core of the government’s plan is the Social and Affordable Homes Programme, which will run from 2026 to 2036. Bidding opens in February 2026, and the programme is designed to combine the best parts of previous schemes with new features aimed at maximising delivery. The headline target is 1.5 million homes overall, with at least 60 per cent of the homes under this programme being Social Rent. The rest will be Shared Ownership, Affordable Rent, or Intermediate Rent in London.
What I notice is that many people assume “affordable housing” means the same thing everywhere. It does not. Social Rent is significantly cheaper than Affordable Rent, which can be set at up to 80 per cent of market rates. That distinction matters because it determines who can actually afford to live in these homes. The government has also made available £2.5 billion in low-interest loans to support delivery, with a substantial allocation targeted at London, where the challenges are most acute. An additional £5.5 million has been allocated through the Council Housebuilding Support Fund to help councils prepare their bids.
If you are interested in how these large-scale programmes might affect property values in your area, it is worth reading about what is really driving UK house prices.
Why the empty homes paradox matters more than you think
While over 600,000 homes sit empty, more than a million households are waiting for social housing. That is the empty homes paradox, and it is one of the most frustrating aspects of the current crisis. Homes stay empty for many reasons: investment properties held for capital gain, properties stuck in probate or legal disputes, second homes, holiday lets, or simply properties in such poor condition that no one wants to live in them.
Local authorities already have powers to address this. They can charge council tax premiums on long-term empty properties and, in extreme cases, use Empty Dwelling Management Orders to take control of a property. But these powers are not used consistently. The government’s new programme also supports regeneration schemes that provide a net increase in homes, which can include bringing empty properties back into use.
What I would do if I were a local councillor or community organiser is start by mapping every empty property in the area. Then use the available enforcement tools systematically. It is not glamorous work, but it is effective. For homeowners dealing with a property that has been empty due to a legal dispute or probate, speaking to a estate lawyer can clarify the options and timelines involved.
If you are considering buying a property that needs work, understanding the difference between DIY and professional renovation can save you time and money.
Where communities and policymakers get stuck
The most common mistake I see is treating the housing crisis as purely a supply problem. It is not. It is also a distribution problem, a financing problem, and a political problem. Here are the specific areas where things go wrong.
Over-reliance on market-rate development
Private developers build homes where they can make the highest profit. That usually means higher-end properties in desirable areas, not social rent in places where need is greatest. The result is a persistent mismatch between what is built and what is needed. The new SAHP tries to address this by requiring at least 60 per cent of homes to be Social Rent, but that only applies to the programme itself, not to the wider market.
Ignoring the empty homes stock
Every empty home that could be brought back into use represents a missed opportunity. Councils often lack the resources or political will to use their enforcement powers aggressively. But the tools exist. Council tax premiums can be increased on long-term empty properties, and Empty Dwelling Management Orders allow councils to lease or manage empty homes. The key is to use them consistently and transparently.
Underestimating community-led models
Housing cooperatives and Community Land Trusts (CLTs) are not niche experiments. They are proven models that keep housing affordable in perpetuity by removing land from the open market. CLTs, for example, own the land and lease it to residents, meaning the homes never become market-rate. Yet they receive a fraction of the funding and attention that large-scale developments get. That is a mistake, because these models are exactly what communities need to protect affordability long-term.
For anyone considering a cooperative or CLT project, getting the legal structure right from the start is essential. A property lawyer can help navigate the complex land and contract issues involved.
Failing to plan for the future
The government has committed to delivering a modernised Decent Homes Standard and updated Minimum Energy Efficiency Standards. These will affect both new builds and existing stock. If you are renovating or buying an older property, it is worth factoring in future compliance costs now. A carbon monoxide alarm is a small but important step for any older home, especially if you are upgrading heating systems.
→ Scroll right to see all columns
| Issue | Scale | What it means for you |
|---|---|---|
| Empty homes (England) | 600,000+ | Potential supply that is not being used |
| Social housing waiting lists | 1.2m+ households | Huge unmet demand for affordable homes |
| House price to earnings ratio | 8–10x | Homeownership out of reach for many |
| Private rent as % of income | 30–50%+ | Renters are stretched thin |
Practical steps for communities and individuals
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Whether you are a local councillor, a community organiser, or someone looking for your own affordable home, there are concrete actions you can take right now. Here is what I would focus on.
Use local authority powers on empty homes
If you are involved in local government, start by auditing every empty property in your area. Then apply council tax premiums systematically. For properties that have been empty for two years or more, you can charge up to 100 per cent extra. For those empty longer, the premium can go higher. If the owner does not respond, Empty Dwelling Management Orders allow the council to take control of the property and lease it out. This is not a theoretical power — it is law. The key is having the staff and political backing to use it.
Support or start a Community Land Trust
CLTs are one of the most effective ways to keep housing affordable permanently. The model is simple: the trust owns the land, and residents own or rent the homes on 99-year leases. Because the land never enters the open market, the homes remain affordable even as surrounding prices rise. Setting one up requires legal advice, community buy-in, and usually some initial funding, but the long-term payoff is enormous. A financial advisor can help with the funding and business planning side.
Consider property guardianship for empty buildings
Property guardianship is an alternative that protects empty buildings from vandalism while providing affordable housing. Guardians pay a low licence fee to live in otherwise empty commercial or residential properties. It is not for everyone — the terms are short and the facilities can be basic — but it is a creative way to use space that would otherwise sit empty. If you own an empty commercial property, this is worth exploring before it deteriorates further.
Plan for the new programme bidding round
Bidding for the Social and Affordable Homes Programme opens in February 2026. If you are a registered provider or a council, now is the time to start preparing. The government has made £5.5 million available through the Council Housebuilding Support Fund to help with bid preparation. There are two routes: Strategic Partnerships for larger providers with multi-year funding agreements, and Continuous Market Engagement for smaller ones. The key is to have a clear, ambitious proposal ready when the window opens.
If you are thinking about how to make your own home more energy-efficient ahead of the new Minimum Energy Efficiency Standards, a Wi-Fi water leak detector is a simple upgrade that can prevent costly damage and improve your home’s overall condition.
For those looking at the bigger picture of property investment, property crowdfunding offers a way to invest in real estate without buying a whole property.
Frequently asked questions
Can a council force me to sell my empty home? ▾
What is the difference between Social Rent and Affordable Rent? ▾
How do Community Land Trusts keep homes affordable? ▾
When can I apply for the new Social and Affordable Homes Programme? ▾
Is property guardianship a realistic housing option? ▾
Sources and Further Reading
The future of UK housing: innovative solutions to the affordability crisis — A deeper look at emerging models and policy ideas beyond the current programme.
Is green property investment the next big thing in the UK? — How energy efficiency and sustainability are reshaping property values and investment decisions.
Social and Affordable Homes Programme 2026–2036: policy statement. Ministry of Housing, Communities and Local Government, 2025.
Housing crisis: key statistics and solutions. Squash Campaign, 2025.
‘Boost’ of £2bn for affordable homes marks a reduction, industry says. Financial Times, 2025.
