The King's Speech at the State Opening of Parliament sets the agenda for the government's priorities. This year's speech, delivered by King Charles, is the first from a Labour government since 2010 following the recent general election.

With 30+ bills highlighted, there are significant plans, though nothing particularly groundbreaking or seismic for Frome homeowners or landlords.

The Renters' Rights Bill

A major focus is the Renters' Rights Bill, Labour's version of the previous Renters (Reform) Bill. This aims to overhaul the private rental sector in England, ending tenant mistreatment and providing a secure step up for aspiring first time buyers.

Key proposals include:

• Abolishing Section 21 with clearer grounds for possession.
• Introducing 'Awaab's Law' with clear legal expectations for landlords.
• Strengthening tenant rights, allowing challenges to rent increases and preventing rental bidding wars.
• Creating a digital private rented sector database for landlords, tenants, and councils.
• Requiring landlords to consider tenants' requests to keep pets, with the option for insurance against pet damage.
• Implementing a Decent Homes Standard for the private rental sector.
• Enhancing local councils' enforcement powers to target rogue landlords.
• Establishing a new ombudsman service for dispute resolution.
• Making it illegal to discriminate against tenants on benefits or with children.

Most of these points were in the Tory Renter's Reform Bill – so there is nothing here new or particular scary for the decent landlords out there.

Planning and Infrastructure Bill

Labour aims to accelerate housebuilding and infrastructure improvements through the Planning and Infrastructure Bill. The bill focuses on:

• Increasing the capacity of local planning authorities.
• Modernising local planning committees.
• Rationalisation the planning system for the delivery of critical infrastructure.

This legislation will apply to England and Wales, with some aspects relevant to Scotland.

Leasehold and Commonhold Reform Bill

Labour plans to publish draft legislation to extend the Leasehold and Commonhold Reform Act 2024. The goal is to provide homeowners with greater rights over their properties, including:

• Addressing ground rent issues.
• Reinvigorating commonholds.
• Putting into action the remaining Law Commission recommendations.

These legal reforms will affect England & Wales only.

Again, it must be stressed, all these matters above are not law yet, just what the Government plan to introduce to parliament to make law in the future.