What Could an Andy Burnham Premiership Mean for Derbyshire Landlords?

Let’s be honest. Landlords do not need another dramatic headline. They need to know what is actually changing, what is already decided, and what they should be doing with their properties before the rules catch up with them.

Andy Burnham’s speech at the People’s History Museum in Manchester on 29th June certainly put housing near the centre of his political pitch. His proposals included a “No 10 North” operation based in Manchester and what he described as the biggest council house building programme since the post-war period, using vacant public land and higher-density residential development. He also argued that Britain has lost almost 1.5 million council homes since the 1980s, with around the same number of people now on housing waiting lists.

So, what would a Burnham premiership actually mean for landlords?

I see the answer as this: keep an eye on the direction of travel, but don't panic.

Andy Burnham isn't new to housing policy or the private rented sector.

As Mayor of Greater Manchester, he and the Greater Manchester Combined Authority launched the 'Good Landlord Charter'. This is a voluntary, free scheme designed to raise standards across the rental market, recognise landlords who do the right thing, and give tenants more confidence about the homes they are renting.

That Charter now represents more than 234,000 homes, covering roughly half of all rented homes in Greater Manchester. At the same time, Greater Manchester has reported a rise in enforcement action, with financial penalties against poor landlords increasing by around 43% and reaching £1.47m.

I think that tells us something important.

This is not simply a “bash the landlord” approach. It is a mixture of recognition for responsible landlords and tougher consequences for those who ignore standards.

For me, that's a really import distinction. A good landlord with organised records, safe homes and a plan is in a very different position from a landlord who is hoping no one ever checks the property.

Some of the language around future policy has been pretty strong.

Burnham has called for councils to have greater powers and funding to intervene where private rented homes are non-decent, including the possibility of compulsory purchase powers for landlords who repeatedly fail to bring properties up to standard. He has also used eluded to the phrase “three strikes and you’re out” in relation to landlords who fail to act after repeated notices.

But let’s be clear: that is not law today! It is a signal of political instinct, not a piece of legislation already on the statute book.

The same applies to property tax reform. Burnham has spoken favourably about reforming council tax and stamp duty, and has previously discussed land or property-based alternatives, but there is no detailed, final policy package for landlords to price into portfolios today.

So, for now, landlords should not make rushed decisions based on speculation. They should make calm decisions based on the rules already in place.

Whoever ends up in Number 10, the private rented sector is already moving into a more regulated, more professional era.

The Renters’ Rights Act has already started changing the way tenancies work. From 1 May 2026, Section 21 “no-fault” notices are no longer available for private assured tenancies in England, and the system has moved away from traditional fixed-term assured tenancies towards assured periodic tenancies.

The Decent Homes Standard is also due to extend to the private rented sector by 2035. The recent Select Committee report on housing conditions in the private rented sector reported that around 22% of private rented homes fall below the existing decency standard, while around 48% of the sector may need some work to meet the future standard, at a median estimated cost of £4,921 per property.

Then there is energy efficiency.

The government’s current plan is for privately rented homes to meet a higher minimum energy efficiency standard by 2030, based on a fabric-first EPC 'C' approach, with a £10,000 investment cap and potential fines of up to £30,000 per property or breach. There is also an important timing point: properties that achieve an EPC 'C' under the current methodology before 1 October 2029 are expected to remain compliant until that certificate expires.

Awaab’s Law is also expected to move into the private rented sector, although the exact timing remains subject to the government’s phased implementation and consultation.

These are the real milestones here. Not speeches. Not rumours. Not leadership-contest noise. The professionalisation of the private rented sector is already happening.

One of the most interesting findings from the Select Committee report was not just about standards, it was about enforcement.

The report highlighted evidence that fewer than 2% of tenant complaints between 2022 and 2024 resulted in formal enforcement, that the average council enforcement officer is responsible for thousands of rented homes, and that half of hazard inspections in England were carried out by just 20 councils.

In plain English, the rules are national, but enforcement can still be a postcode lottery.

However, sensible landlords should not build a portfolio strategy around weak enforcement. That is not a plan. That is simply a throw of the dice.

The better approach is to assume standards will be checked, assume paperwork will matter, and assume tenants, councils, lenders and buyers will all become more demanding over time.

This is where the conversation becomes more positive for good landlords. Yes, there will be more regulation. Yes, there will be more paperwork. Yes, some homes will need investment.

But better homes are already being priced differently.

Nationwide and The Mortgage Works found that A or B-rated homes carried only a small premium in the owner-occupier market, but a much larger premium in the buy-to-let market, with A/B-rated buy-to-let properties showing a 12.2% premium compared with D-rated equivalents.

This should make portfolio landlords sit up. The market is already beginning to value compliance, efficiency and future-proofing.

A well-maintained, well-documented, energy-efficient rental property is not just easier to manage. It may also be easier to finance, easier to sell, easier to insure, easier to let, and more attractive to another landlord if you decide to exit. In other words, standards spend is not simply a tax on being a landlord.

Done properly, it becomes a shield around the landlords who operate professionally.

No drama. No knee-jerk selling. No waiting until 2029 and hoping for the best.

The first job is to know exactly where every property sits. Not just 'roughly'. Exact detail.

For each property, landlords should be looking at:

➜ Current EPC rating and likely route to 'C'.

➜ Gas, electrical and fire-safety documentation.

➜ Damp, mould and ventilation risk.

➜ Repair history and response times.

➜ Deposit, tenancy and prescribed-information records.

➜ HMO, selective licensing or local licensing exposure.

➜ Rent position, yield, mortgage cost and future capital expenditure.

➜ Whether the property is a long-term hold, a refurbishment case, a refinance candidate or a possible sale.

That final point is important.

Some landlords should hold and improve. Some should restructure. Some should sell one or two weaker properties and reinvest into better stock. Some should consider selling with tenants in situ to another landlord, rather than automatically trying to obtain vacant possession.

The answer is not the same for every property.

That is why portfolio landlords need a portfolio plan, not just a knee-jerk reaction to the latest headline.

At Cope & Co., this is exactly the sort of market we are geared up for.

The headlines are dramatic. The legislation keeps changing, councils are enforcing, tenants are more informed, lenders are more cautious, and landlords are expected to stay calm and make smart decisions anyway.

That is where good advice matters more than ever.

Cope & Co. already works with portfolio landlords and self-managing landlords across Derby, Alfreton, Burton-on-Trent and the surrounding areas, helping them navigate regulation, selling, letting, management and expansion decisions. Our own approach is simple: the answer is not fear, it is preparation.

For landlords who want to keep and grow their portfolio, we can help review pricing, presentation, tenant demand, compliance processes, maintenance reporting, inspections and day-to-day management. A letting agent’s role now goes well beyond finding a tenant; it includes valuation, marketing, referencing, compliance checks, tenancy paperwork, deposit registration, rent collection, inspections, repairs and communication.

For landlords thinking about selling, we can help assess whether a tenanted sale may be a better route than forcing vacant possession. In the right case, selling to another landlord can protect rental income, reduce disruption and help tenants remain in their homes.

For portfolio landlords who simply want clarity, we can help turn a list of properties into a proper strategy. Keep. Improve. Refinance. Sell. Buy better. All of those decisions need data, not just a feeling.

If an ambitious, Burnham led future government builds more social housing, that will change parts of the rental market.

However, competition is not automatically bad news for good landlords. A stronger, better-regulated housing market can reward the landlords who provide safe, efficient, well-managed homes and remove some of the unfair advantage enjoyed by those cutting corners.

The question is not whether the private rented sector will change, because it already is! The question is whether landlords adapt early enough to benefit from that change.

For portfolio landlords, the opportunity is still there. People still need somewhere to live. Good homes are still in demand. Well-run rental property still has a place.

The landlords who know their numbers, keep their records tight and plan ahead will be in the strongest position.