Real Estate Focus: December 2025

As the year comes to a close, we take the opportunity in this December edition of the Real Estate Focus to look towards what legislative, regulatory and policy developments we are anticipating for 2026. Emma Bond provides a roundup of updates on the Renters’ Rights Act, leasehold, freehold and commonhold reform, business rates, building safety, and plenty more. One of the aspects touched upon is the ban on upwards only rent review, on which Kayleigh Hoe-Pike provides a more in-depth analysis of the recent changes relating to the English Devolution and Communities Empowerment Bill as it makes its way through Parliament — and what this could mean for landlords and tenants. Finally, Jennifer Glasgow explores the key reforms to modernise planning and decision-making in the Planning and Infrastructure Act 2025, which received Royal Assent on 18 December 2025.

What’s in the real estate mix for 2026?

It’s that time of year when, as real estate lawyers, we consider what will likely be the main focuses for the next year…and it seems there is lots to look forward to. From the next steps in implementing the Renters’ Rights Act and Leasehold and Freehold Reform Act 2024 to reforms affecting leasehold and commonhold, business rates, and security of tenure, this article looks at the most important developments that will shape the real estate sector in 2026. Other highlights include the proposed ban on upwards only rent review (more on that below), progress on building safety, the contractual controls register, and energy performance.

For more information, read the full article here.

The latest twist on the ban on Upwards Only Rent Reviews: What it means for landlords and tenants

Back in July 2025, the English Devolution and Community Empowerment Bill (Bill) caused quite a stir when it proposed banning Upwards-Only Rent Review clauses in commercial leases, something we unpacked in our earlier article, Surprise surprise: Proposed ban on upward only rent review shakes commercial property industry.

Fast forward a few months, and the Bill is still making its way through Parliament, but not without refinements following the Commons Committee stage. This piece revisits the story, highlights what has changed, and explores what these developments mean for landlords, tenants, and the wider property market.

See here for further details.

The Planning and Infrastructure Act 2025: Planning reforms

The Planning and Infrastructure Act 2025 received Royal Assent on 18 December 2025. Secondary legislation and detailed guidance are expected to follow with implementation expected to be phased in during 2026.

The government’s objectives are to accelerate housing delivery, streamline consenting for critical infrastructure — Nationally Significant Infrastructure Projects (NSIP) — and embed a new strategic approach to nature recovery (including an Environmental Delivery Plan and Nature Restoration Fund model), alongside modernising plan making and decision making. This article outlines the key changes.

See here for the full article.