Government to Establish Independent Regulator Targeting ‘Cowboy’ Leasehold Agents and Hidden Fees

Housing Secretary Angela Rayner has unveiled plans to strengthen protections for millions of leaseholders against unscrupulous property agents and excessive administrative charges. Speaking at the Labour Party conference, Rayner confirmed the government will legislate for a new independent regulator and launch a consultation on capping “rip-off” fees.

The reforms aim to safeguard the estimated five million leaseholders in England and Wales who currently face charges from freeholders or managing agents for routine permissions, such as keeping a pet or altering a front door. Rayner cited examples of leaseholders being charged £250 for pet ownership consent and £400 for permission to change a front door, describing the system as leaving residents “powerless against the vested interests that only take, while giving nothing back in return.”

The announcement builds on existing legislation progressing through Parliament—the Commonhold and Leasehold Reform Bill—which seeks to ban the creation of new leasehold flats and transition the sector toward a commonhold model where residents collectively own and manage their buildings. Rayner’s latest measures target the intermediate layer of management companies operating between leaseholders and freeholders.

She warned that while many businesses operate decently, the sector is “undermined by far too many cowboys, crooks and con artists.” Rayner argued that homebuyers are frequently “tricked” into using tied, in-house services, creating an environment where “with no transparency or accountability, vultures can take advantage.” The proposed independent watchdog will cover estate agents, managing agents, and estate managers, aiming to enforce professional standards and transparency across the board.

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