ngela Rayner is rolling out a landlord database to help enforce John Healey’s property tax rises, despite being forced to resign over underpaying stamp duty when purchasing her flat in Hove.
From next month, landlords will be forced to pay an annual fee of £65 and register their properties with the Government.
The scheme will be rolled out in the West Midlands first before covering the rest of the country.
The new database forms a key part of the new Renters’ Rights Act and will demand landlords hand over information about their properties, including the cost of rent and the frequency in which it is paid, licenses and the relevant safety certifications.
Ministers have confirmed the information collected could be shared with HMRC prior to the four per cent rise in income tax on property set to come into effect in April.
Ms Rayner’s own scandal saw her underpay stamp duty by £40,000 after initially paying the lower rate when purchasing her £800,000 flat in East Sussex.
After resigning from her role as Deputy Prime Minister in September 2025, HMRC cleared her of “deliberate wrongdoing or carelessness” over her tax affairs.
The Housing Secretary subsequently settled the unpaid stamp duty bill and did not pay any penalty as a result of the investigation.
Angela Rayner Plots Crackdown on Landlords Despite Being Forced to Resign over Stamp Duty Scandal
Angela Rayner has returned to the centre of Britain’s housing debate with plans to introduce tougher regulations on private landlords, despite previously being forced to resign from the government following a controversy over unpaid stamp duty. Her renewed involvement in housing policy has attracted considerable political attention, raising questions about political accountability, public trust, tenant protection and the future of Britain’s private rental market.
Rayner was reappointed as Secretary of State for Housing, Communities and Local Government on 20 July 2026. Her return has allowed her to continue pursuing housing reforms that she considers essential to improving living conditions for millions of private renters. Her proposals focus on strengthening tenants’ rights, improving housing standards and giving local authorities greater powers to identify and punish landlords who repeatedly break the law.
However, her political history makes the issue particularly sensitive. In September 2025, Rayner resigned as Deputy Prime Minister, Housing Secretary and Deputy Leader of the Labour Party after an independent investigation concluded that she had breached the ministerial code in connection with the purchase of a second property in Hove, East Sussex.
The controversy centred on whether she had paid the correct amount of Stamp Duty Land Tax (SDLT). The property was reportedly purchased for approximately £800,000. Rayner initially believed that she was not required to pay the additional stamp duty associated with owning a second property because of the way her interest in her previous family home had been transferred into a trust.
However, subsequent legal advice established that the higher rate was applicable. She acknowledged the mistake and agreed to pay the outstanding tax, estimated at approximately £40,000. Although she maintained that she had not deliberately attempted to avoid paying tax, the independent ethics investigation concluded that her failure to obtain appropriate advice constituted a breach of the ministerial code.
In May 2026, HM Revenue and Customs (HMRC) concluded its investigation and cleared Rayner of deliberate tax avoidance. The authority found that she had exercised reasonable care and would not face a financial penalty. Nevertheless, the earlier ministerial code breach remained an important part of her political record. This distinction illustrates the difference between tax liability, deliberate wrongdoing and the higher standards expected of government ministers.
Rayner’s current housing agenda focuses on the problems experienced by millions of private renters across England. For many households, renting has become increasingly expensive, while the availability of affordable accommodation remains limited. Some tenants face poor living conditions, unexpected rent increases, insecure tenancies and difficulties dealing with irresponsible property owners.
One of the government’s most significant measures is the introduction of a national landlord registration system. Under the new arrangements, landlords will be required to register themselves and their rental properties through a government service known as Register your rental property.
The scheme is designed to help local councils identify property owners, monitor compliance with housing regulations and take action against landlords who repeatedly break the law. Tenants will eventually be able to check whether a landlord or prospective landlord has registered a property, providing greater transparency in the rental market.
According to the Ministry of Housing, Communities and Local Government, the registration service will begin its regional rollout on 15 December 2026, starting in the West Midlands. The programme will then expand across England over approximately 12 months. Landlords will generally have three months to register once their area is included in the rollout.
The registration fee has been set at £65 per property annually. Landlords who fail to comply with the legal requirements risk financial penalties. The government argues that the system will also help responsible landlords demonstrate that they meet the required standards, while making it more difficult for rogue operators to continue exploiting tenants.
Another major element of the reforms is the Renters’ Rights Act 2025. This legislation introduces significant changes to the relationship between landlords and tenants, including the abolition of Section 21 no-fault evictions in England. Previously, landlords could terminate certain tenancies without providing a specific reason, provided they followed the relevant legal procedures.
The new framework is intended to provide tenants with greater security and reduce the risk of sudden eviction. Landlords will generally need to rely on legally recognised grounds when seeking possession of a property. Supporters believe this will give renters greater confidence and allow them to establish more stable lives.
The government is also seeking to improve protection against unfair rent increases. Under the new arrangements, tenants have a clearer route to challenge proposed increases through the relevant legal process. The government has announced that HMRC’s Valuation Office will take responsibility for initial rent determinations, helping to make disputes more efficient.
Supporters of these measures argue that housing is not simply a commercial product. It is an essential part of people’s lives, affecting their health, financial stability, employment and family relationships. Tenants should be able to expect safe accommodation, reasonable treatment and protection against unlawful practices.
However, landlords and property industry representatives have expressed concerns about the growing regulatory burden. The National Residential Landlords Association has argued that reforms must be practical and balanced. Responsible landlords should not be treated in the same way as those who deliberately exploit tenants or ignore their legal responsibilities.
One concern is that excessive regulation could discourage individuals from investing in rental properties. If landlords face higher compliance costs, additional paperwork and greater legal uncertainty, some may decide to sell their properties rather than continue renting them out. A reduction in the number of available rental homes could potentially make accommodation more expensive for tenants.
There is also a wider question about the underlying causes of Britain’s housing crisis. Stronger protection for tenants may improve living conditions, but it cannot solve the shortage of affordable homes on its own. Britain needs more housing construction, investment in social housing and improvements to local planning systems.
Rayner has repeatedly emphasised the importance of increasing the supply of affordable housing. The government has also committed substantial resources to housebuilding and regeneration over the coming years. Local authorities are expected to receive additional powers to bring empty properties back into use and address homelessness.
The political dimension of Rayner’s proposals is equally significant. Labour has traditionally presented itself as a party representing working people, including those struggling with high rents and insecure housing. Taking action against irresponsible landlords allows the government to demonstrate that it is responding to the concerns of ordinary households.
Nevertheless, the stamp duty controversy continues to provide ammunition for political opponents. Critics may question whether Rayner can successfully lead a campaign for greater responsibility in the property sector when her own tax affairs previously resulted in her resignation. Supporters, meanwhile, may point to the HMRC findings and argue that she has already accepted responsibility for the mistake.
The debate therefore involves two separate questions: whether Rayner’s housing policies are effective and whether her previous conduct affects public confidence in her political leadership. These issues should be examined independently rather than automatically assuming that one determines the other.
Ultimately, the success of the reforms will depend on their practical impact. The government must demonstrate that landlord registration improves housing standards, that tenants can challenge unfair treatment and that local councils have sufficient resources to enforce the law. At the same time, it must ensure that responsible landlords continue to have incentives to provide good-quality rental accommodation.
In conclusion, Angela Rayner’s proposed crackdown on irresponsible landlords represents an important development in Britain’s housing debate. Her plans for compulsory registration, stronger enforcement and improved tenant protection could create a more transparent and accountable rental market. However, the reforms must recognise the legitimate concerns of responsible landlords and the risk that excessive regulation could reduce housing supply.
Rayner’s previous resignation over the stamp duty controversy adds a further political dimension to the issue. Although HMRC subsequently cleared her of deliberate tax avoidance, the ministerial code breach remains part of her political record. Her challenge is therefore twofold: to deliver meaningful improvements to Britain’s housing system and to maintain public confidence in her own leadership and accountability.