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The city of Brighton played host to CIH Housing conference on the 7th and 8th of May 2025, a gathering that drew together a diverse and engaged housing community of over 500 housing professionals.
The Doubletree by Hilton Brighton buzzed with focused discussions and collaborative spirit as delegates from across the sector and beyond convened to confront the most pressing challenges and explore the future trajectory of the housing sector, particularly with the anticipated government spending review slated for June 11th casting a significant shadow and potentially reshaping funding landscapes. This year's conference went beyond immediate concerns, offering a comprehensive programme encompassing insightful presentations, interactive workshops, crucial networking opportunities, and a significant focus on the longer-term strategic vision for housing.
The National Housing Federation (NHF), as the voice of housing associations, plays a crucial role in working with the Government to shape policy and advocate for the sector. Their ongoing dialogue aims to ensure that the needs of social housing providers and their residents are understood and addressed in government strategies and funding allocations, particularly in the context of the upcoming spending review.
Furthermore, the conference acknowledged the roadmap published by the Housing Forum, which outlines the steps needed for the Government to achieve its ambitious target of 1.5 million new homes. This roadmap likely details policy changes, funding requirements, and collaborative efforts necessary across the housing and construction sectors to meet this significant challenge.
The Government's ambitious target of delivering 1.5 million new homes in England by 2029 loomed large, sparking scrutiny and debate, now furthered by the impending spending review. Achieving this monumental goal would necessitate a near doubling of current annual building rates, a pace not seen consistently since the 1970s. Experts meticulously dissected the complexities of planning reforms, the critical issue of land availability, and the essential need for substantial infrastructure investment to support such large-scale development. Concerns were voiced regarding potential skills shortages within the construction industry and the financial viability of projects amidst rising material costs and the stringent demands of enhanced building safety regulations.
Worryingly, current figures indicate that only around 105,000 to 150,000 homes are started annually within the social housing stock, a figure far below what is needed to address the growing waiting lists and affordability crisis.
While approximately 235,000 new homes are currently being built annually across all tenures, this still represents a significant shortfall of around 65,000 homes per year based on estimated need, further adding pressure on the upcoming spending review to allocate sufficient resources and funding to bridge this gap.
However, the conference also shone a spotlight on the significant impediments to delivery stemming from the Building Safety Act. The implementation of Gateway 2 (planning permission stage) and Gateway 3 (completion and occupation stage) presents substantial hurdles. The increased regulatory burden, the need for detailed safety case reports, and the capacity constraints within the Building Safety Regulator are leading to considerable delays in project timelines. Evidence suggests that Gateway 2 approvals are frequently taking upwards of 25 to 40 weeks, significantly impacting project commencement and increasing pre-development costs. These delays not only threaten the delivery of much-needed homes but also create a climate of uncertainty for developers and housing associations.
Adding to these challenges is the prohibitive cost of land acquisition. The conference highlighted the increasing trend of land being brought to market at inflated prices, often based on speculative future values. This is severely impacting the return on investment (ROI) for affordable housing projects, making it increasingly difficult for schemes to be financially viable, particularly within the constraints of social rent levels and potential limitations imposed by the June spending review. As a result, many projects are facing significant delays in the start phase as organisations struggle to bridge the gap between high land costs and the need to deliver genuinely affordable homes.
This situation underscores the urgent need for innovative land policy and funding mechanisms to unlock development and accelerate the delivery of social housing. The stark reality of affordability was underscored by the fact that the average UK house price stood at £268,000 in February 2025, marking a 5.4% annual increase, highlighting the urgent need for increased supply, particularly within the social sector, to moderate price growth and improve access to homeownership, a need that will be heavily influenced by the June spending review outcomes and the ability to overcome regulatory and land acquisition challenges.
The fundamental principles of delivering high-quality, safe, and sustainable homes remained at the core of conference discussions, albeit with a heightened awareness of the complexities of the Building Safety Act. Building safety regulations were a key focus, with ongoing updates and discussions on the practical implications and costs associated with navigating Gateway 2 and 3, ensuring compliance, and demonstrating a robust safety case. The urgent transition towards net-zero housing was a prominent theme, with practical sessions dedicated to the complexities and opportunities of retrofitting existing social housing stock, where approximately 70% already meet EPC C standards or above, a significantly higher proportion than the roughly 40% in the private rented sector, illustrating the scale of the challenge for the wider housing landscape, a challenge that will require significant investment likely to be scrutinised in the upcoming review, alongside the direct and indirect costs imposed by the Building Safety Act.
The potential of Modern Methods of Construction (MMC) to accelerate build times, enhance quality control, and potentially reduce environmental impact was also explored, with some forward-thinking housing associations aiming to deliver up to 25% of their new developments using MMC, but the widespread adoption of such methods will likely depend on the financial incentives and support from Government.
With the average private rent in England reaching £1,386 in March 2025, a significant 7.8% year-on-year increase, the conference placed considerable emphasis on the importance of tenant satisfaction and meaningful engagement, particularly as affordability becomes an even greater concern for many households and as residents seek assurances regarding building safety in light of the new regulations. Interactive workshops and case studies showcased innovative strategies for actively involving residents in shaping service delivery and contributing to strategic decision-making. The crucial role of transparent communication, accessible feedback mechanisms, and a proactive, customer-centric approach in building trust and fostering thriving communities was consistently highlighted, especially given the financial pressures many tenants face and the need for clear and accessible information regarding the responsibilities of landlords under the new legislation.
The deeply concerning issue of homelessness and the immense strain on temporary accommodation services were addressed with a sense of urgency and a focus on developing sustainable, long-term solutions. Despite some "incremental improvement in prevention," the sobering statistic of 127,890 households living in temporary accommodation in England underscored the scale of the crisis.
Discussions moved beyond immediate relief measures to explore the root causes of homelessness, the critical need for enhanced collaboration, and the development of pathways to permanent, stable housing options, all of which require sustained funding commitments. As well as ensuring that new and existing provisions meet the required safety standards, potentially adding to costs and complexities.
Recognising that a skilled and adaptable workforce is the bedrock of a successful housing sector, the conference dedicated significant attention to professional development, upskilling, and attracting new talent. Sessions explored strategies for bridging the skills gap and ensuring the sector has the capacity to meet future challenges.
A significant portion of the conference was dedicated to envisioning and shaping the longer-term housing strategy for housing. Discussions explored the need for a more integrated and holistic approach to housing development, considering not just the number of homes built, but also their location, quality, and integration with existing communities and infrastructure, all while navigating the complexities of the Building Safety Act and the uncertainties of the Government support. The importance of sustainable development principles, including environmental considerations and the creation of green spaces, was emphasised. Delegates examined the role of strategic partnerships between local authorities, housing associations, and private developers in delivering cohesive and well-planned communities, taking into account the financial implications of building safety regulations and the challenges posed by high land acquisition costs impacting ROI and project starts. The conversation also touched upon the need for innovative funding models that can support long-term investment in affordable housing and infrastructure.
Furthermore, the conference addressed the evolving needs of an ageing population and the importance of designing homes and communities that are adaptable and accessible for all stages of life, while also adhering to the new safety standards. The integration of technology to improve housing management, enhance resident engagement, and drive efficiency was also a key aspect of the long-term strategic vision, areas where the NHF's ongoing dialogue with the Government and the strategic direction provided by the Housing Forum's roadmap will be crucial in influencing government decisions.
CIH Housing Brighton 2025 served its purpose as a vital catalyst for collaboration, knowledge exchange, and the development of a shared vision for the future of housing , all taking place against the backdrop of the anticipated June 11th spending review at, compounded by the challenges of land acquisition.
The diverse perspectives and expertise brought together by over 500 attendees fostered a rich environment for learning and innovation.
The connections and the insights gained during the conference are poised to empower housing professionals as they navigate these complex challenges and work collectively towards the overarching goal of providing high-quality, affordable, and sustainable homes for all, now and in the long term. The energy and unwavering commitment witnessed in Brighton offer a positive and hopeful outlook for the future of the housing sector, even amidst the significant hurdles that lie ahead and with a Government in power that listens to the sector, the time to make a difference is now and ongoing.
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