What the 2026 local elections mean for housing associations

Midterm elections are a distinctly American political phenomenon: an often humbling verdict on incumbent presidents, taking place halfway through a four-year term. Shoe-horning Americanisms into British politics can be grating, but in the case of 7 May 2026, the midterm analogy is apt. In this UK version, devolved and local elections combined to deliver a bracing assessment of Keir Starmer’s first two years in office. Debate has since focused on the Prime Minister’s future, with plot and intrigue in Westminster overshadowing far-reaching implications for local government in England.

Ambitious local government and devolution reforms are set to reshape the decision-making landscape in England, giving councils and local leaders more control and spending power. The political upheavals of 7 May will have practical consequences for housing associations, which work in close partnership with local authorities on planning, allocations, homelessness prevention and other vital services.

What were the results?

More than 5,000 councillors were elected across 136 councils in England. The last time these seats were contested in 2022, Labour did particularly well. Although the party held around 34% of all council seats nationally, it was defending over half of the seats up for election and control of 66 councils on the night.

Even with expectations already low inside the party, the results were punishing. Labour lost around 1,200 councillors and ceded control of 38 councils, with former heartlands such as Hartlepool, Tameside and Sunderland swinging decisively away and towards Reform UK. Performance varied sharply by geography. In London, Labour successfully defended around two thirds of the seats it held going into the election, compared with just 30% outside the capital. Even so, Labour lost long standing majorities in inner London boroughs, including Waltham Forest, Lambeth and Southwark.

Losses were driven largely by insurgent parties on both the left and right. Reform UK emerged as the dominant winner, gaining seats in almost every council it contested outside of London, taking outright control of 14 councils and recording a net gain of more than 1,400 seats. The Green Party also had a breakthrough, winning control of four councils, two directly elected mayors in Hackney and Lewisham, and adding nearly 450 councillors. The Liberal Democrats made steadier progress in some areas like south west London, while the Conservatives endured net losses of more than 500 seats – largely to Reform – despite regaining some ground previously lost in recent elections in London, including in Westminster, Barnet, Enfield and Wandsworth.

Another defining feature of the elections was the growth in councils under no overall control. Nowhere was this more striking than Birmingham, where Labour lost control to a highly fragmented six party ‘rainbow’ council. In total, 23 councils now face similarly complex power sharing arrangements, including a record nine in London.

How should housing associations respond?

Across England, newly elected councillors will be confronting difficult briefs with strained council finances, organisational reform and political volatility. Some will not have significant experience or understanding of social housing and all the positive contributions our sector makes in their constituency.

For housing associations, early and consistent engagement will be key to building strong working relationships in this challenging context. We’ve designed a local elections briefing pack with guidance on key messaging, top tips for engagement and local statistics. The NHF has also been active both in Westminster and across local government, deepening our relationships with emerging parties like the Greens and Reform to demonstrate our members’ role in providing affordable and secure homes in constituencies and local authorities up and down the country. Where a local authority has changed hands, particularly to an emerging party, we can provide bespoke support to members as needed. Please get in touch if this would be useful.

These results have generated significant political uncertainty at a national level. We’re following developments closely and will be working to ensure that investment in social and affordable housing remains a long-term government priority, regardless of any changes in personnel or leadership. Legislative priorities announced in the King’s Speech today will be a key focus of this work. We’ll be providing our members with opportunities to engage closely with forthcoming legislation.

If you want to find out more about this work, please join our Communications and Influencing Network which meets quarterly. The next meeting is on 11 June.