By the time the Future Homes Standard finally takes full effect in 2028, hundreds of thousands of new homes will already have been built with gas boilers instead of heat pumps. That’s not a prediction — it’s the direct consequence of a government delay that pushes the mandatory start date back by another year, despite an energy crisis and a legally binding net-zero target. For anyone buying a new-build home between now and early 2028, the risk is real: you could end up locked into a heating system that costs more to run and is already being phased out everywhere else.
I’ve been writing about UK housing policy for long enough to notice a pattern: every time a meaningful energy standard gets close to becoming law, it gets watered down or pushed back. The Future Homes Standard was supposed to arrive years ago. It was originally meant to replace a zero-carbon homes commitment from the last Labour government, which David Cameron scrapped back in 2015. Now, after more than a decade of consultations and delays, the final regulations are here — but they still don’t apply until 2028, and they still contain loopholes that could undermine the whole thing. Here’s what you actually need to know.
What the Future Homes Standard actually means for new homes
The most important thing to understand is that the Future Homes Standard doesn’t ban gas boilers by name. Instead, it sets carbon emission targets so tight that no fossil fuel heating system can meet them. That’s a subtle but meaningful distinction — it means the regulation is technology-neutral on paper, but in practice it forces builders to install heat pumps, solar panels, and much better insulation. The target is a 75% reduction in carbon emissions compared to homes built to the 2013 standards, which is a huge jump from the 30% reduction required under the 2021 rules.
What I’d do if I were buying a new home right now: I’d check whether the developer is building to the new standard voluntarily or sticking with the old gas boiler approach until the deadline forces them to switch. Some builders are already ahead of the curve, but many will delay until the last possible moment. The difference in running costs is substantial — households should save about £1,000 a year on energy bills in an FHS-compliant home, according to the MCS Foundation.
Why the delay matters for buyers and homeowners
The government originally planned to bring the Future Homes Standard into force next year. Instead, it pushed the date back to March 2027 for the regulations to take effect, with full compliance required from 2028. That extra year means thousands more homes will be built with gas heating — homes that will be more expensive to run and harder to sell when the market starts pricing in energy performance.
Consider this: in the last recorded year, only 4,000 new-build homes were equipped with heat pumps out of roughly 140,000 built. That’s less than 3%. By the time the standard kicks in, we’re talking about hundreds of thousands of homes that will need retrofitting if the owner wants to avoid high gas bills or future carbon taxes.
There’s also a regional angle worth noting. The Future Homes Standard applies only to England. Scotland, Wales, and Northern Ireland have their own building regulations, and they’re moving at different speeds. If you’re buying in England, you’re getting the most delayed version of low-carbon housing policy in the UK — which is ironic given that England builds the most homes.
What I notice most is the frustration from experts who’ve been watching this for years. Jan Rosenow, a professor of energy at Oxford, put it bluntly: “Another two years of this really should not be happening. We are in a war, and a most severe energy crisis.” He’s right. The technology exists, the cost savings are clear, and the only thing holding things back is political will.
Where the new rules fall short — and what to watch for
The Future Homes Standard is a genuine improvement, but it’s not the silver bullet it could have been. There are several gaps that could leave homeowners exposed if they’re not paying attention.
The wood-burning stove loophole
Wood-burning stoves are highly polluting and not carbon-neutral in the short or medium term, yet they’re still allowed in new homes under the FHS. Housing experts have pointed out that these stoves could account for a significant portion of the remaining 25% of emissions that the standard doesn’t eliminate. If you’re buying a new home with a wood burner, you’re essentially paying for a feature that undermines the whole point of the low-carbon design — and you might face higher energy costs if you actually use it.
Solar panel exceptions that reduce coverage
The standard says houses should have solar panels covering 40% of the ground-floor area, but there are exceptions for shading, orientation, and other constraints. Builders can get away with installing less if they argue it’s not “feasible.” That’s a loophole big enough to drive a housing development through. Jess Ralston, head of energy at the Energy and Climate Intelligence Unit, warned that housebuilders may try to reach the new standards as cheaply as possible, pushing costs onto homeowners later.
Hydrogen for home heating remains undecided
The government refused to rule out hydrogen for home heating in the FHS, despite years of evidence showing it’s not economically viable. That leaves the door open for future policy uncertainty — and for builders to claim they’re “hydrogen-ready” as a marketing gimmick rather than a genuine solution. If you see a new home advertised as hydrogen-ready, treat it with scepticism. The technology isn’t coming to residential heating at scale.
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| Element | Part L 2021 (Current) | FHS Notional (HEM) |
|---|---|---|
| External walls | 0.26 W/m²K | 0.15 W/m²K |
| Ground floor | 0.11 W/m²K | 0.13 W/m²K |
| Roof | 0.16 W/m²K | Not specified |
| Heating system | Gas boiler allowed | Heat pump required |
| Solar PV | Not mandatory | 40% of ground-floor area |
What I’d do if I were buying off-plan: ask the developer for the predicted energy performance certificate rating and the estimated annual running cost. If they can’t give you a clear answer, that’s a red flag. A property lawyer can also review the contract to see if there are any clauses that let the builder substitute lower-spec materials or systems.
How to protect yourself when buying a new home before 2028
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Check whether the developer is building to FHS standards early
Some developers are already building to the new standard voluntarily, especially on higher-end projects. Ask directly: “Is this home being built to Future Homes Standard specifications?” If the answer is no, you’re looking at a home with a gas boiler, less insulation, and no solar panels — which means higher bills and potentially lower resale value. The difference in fabric performance alone is significant: external walls under the FHS notional specification drop from 0.26 to 0.15 W/m²K, which means far less heat loss.
Understand the running cost difference
The FHS Impact Assessment notes that bill savings compared to a 2021-standard new build may be marginal in some cases, because electricity costs about four times more per unit than gas. However, heat pumps are roughly three to four times more efficient than gas boilers, so the overall cost should still be lower — and you won’t pay the gas standing charge. If you’re comparing two similar homes, one with a heat pump and one with a gas boiler, ask for the estimated annual energy cost in writing.
Consider retrofitting if you’re buying an existing home
If you’re not buying new, the Future Homes Standard doesn’t affect you directly — gas boiler replacements remain legal in existing properties. But the direction of travel is clear. Carbon taxes on gas are likely to rise, and homes with poor energy performance will become harder to sell. A smart thermostat compatible with heat pumps is a relatively cheap upgrade that can help you manage energy use more effectively, even if you’re not ready to replace your boiler yet.
Plug-in solar panels are coming to the UK
One underreported change in the FHS is that “plug-in” solar panels — the kind you can install on a balcony or in a garden — will become available to buy in the UK within months. These are common in Germany but were previously banned here. If you’re a renter or live in a flat, this could be a game-changer. You won’t get the full 40% coverage of a roof-mounted system, but even a small plug-in panel can offset some of your electricity use.
- 1Ask the developer for the SAP or HEM calculationThis is the official energy performance assessment. If they can’t provide it, or if it shows a gas boiler, you know the home isn’t built to FHS standards.
- 2Compare the estimated running costsAsk for the predicted annual energy bill in writing. Compare it to a similar-sized FHS-compliant home. The difference could be hundreds of pounds per year.
- 3Check for solar panel coverage and exceptionsIf the developer claims an exception to the 40% rule, ask why. Shading and orientation are valid reasons, but some builders may use them to cut costs.
- 4Review the contract with a property lawyerA real estate lawyer can spot clauses that let the builder substitute lower-spec materials or avoid energy performance guarantees.
Frequently asked questions
Does the Future Homes Standard apply to existing homes? ▾
Can I still buy a new home with a gas boiler after 2028? ▾
Will my energy bills really be £1,000 lower in an FHS home? ▾
What happens if my developer uses the solar panel exception? ▾
Are wood-burning stoves banned in new FHS homes? ▾
Can I install plug-in solar panels on my balcony now? ▾
The Future Homes Standard is a genuine step forward, but the delays and loopholes mean you can’t assume every new home is built to the best possible standard. If you’re buying before 2028, ask the hard questions now — or you could be stuck with a home that costs more to run and is harder to sell. If this was useful, you might also want to read Is the UK real estate market becoming too expensive for young buyers?
Sources and Further Reading
The rise of co-living: a generational shift in UK housing — Explores how younger buyers are adapting to changing housing costs and energy standards.
Ministers delay new rules for low-carbon housing in England. The Guardian, 2026.
The Future Homes Standard: a technical overview. Home Energy Model, 2026.
