Homes England Opens Bidding for Ten Year Social and Affordable Homes Programme to Deliver Thousands of New Properties Across England

There’s a major shift underway in England’s housing landscape.

Homes England has officially opened bidding for its new ten-year Social and Affordable Homes Programme, covering the period from 2026 to 2036.

At the heart of it is a serious financial commitment — at least £27 billion in funding, forming part of the government’s wider £39 billion housing investment package.

The goal is ambitious: deliver hundreds of thousands of new homes for social rent, affordable rent and shared ownership, and in doing so, reshape communities across the country.

For housing associations and registered providers, this marks the starting gun.

A Clear Political Signal on Social Rent

This isn’t just another funding round.

The programme sends a strong signal about priorities — particularly around social rent.

A key requirement is that at least 60% of homes delivered through the scheme must be for social rent.

That’s a significant benchmark and reflects growing pressure to tackle waiting lists, overcrowding, and the affordability crisis that has intensified in recent years.

Housing and Planning Minister Matthew Pennycook described the launch as a “milestone” in the government’s ambition to deliver the biggest increase in social and affordable housebuilding in a generation.

The message from ministers is clear: the funding is there, and now they want bold proposals to match it.

What Homes England Is Looking For

Homes England has published updated bidding guidance alongside the launch, spelling out exactly what it expects from applicants.

The focus is on:

High-quality, deliverable schemes
Strong value for money
Mixed-tenure developments
Social rent as the priority
High standards of design, safety and sustainability

Amy Rees, Chief Executive of Homes England, stressed that the programme is about more than volume.

It’s about shaping the future of affordable housing, supporting the government’s broader pledge to build 1.5 million homes during this Parliament.

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In other words, this isn’t just a numbers exercise.

It’s about long-term regeneration and community-building.

Two Routes to Secure Funding

Providers won’t all approach this the same way, and Homes England has structured the programme accordingly.

There are two main access routes:

Continuous Market Engagement (CME)
This allows providers to work with the agency on a scheme-by-scheme basis throughout the life of the programme.

It offers flexibility and ongoing engagement, which may suit smaller or regionally focused organisations responding to specific local needs.

Strategic Partnership Framework
This option is designed for providers delivering at scale and at pace.

It offers longer-term funding certainty and the opportunity for larger funding allocations — ideal for organisations planning ambitious development pipelines.

Both routes are aimed at balancing certainty with flexibility, something the sector has long called for after years of stop-start funding cycles.

Why This Matters Now

England’s housing crisis has been building for more than a decade.

Social housing waiting lists remain high, private rents have surged, and many councils continue to rely heavily on temporary accommodation.

Construction costs, planning delays and economic pressures have also made development more complex.

Against that backdrop, a ten-year funding settlement offers something the sector rarely gets: stability.

For housing providers, long-term clarity around grant funding and regulatory expectations can make it easier to secure financing, plan land acquisitions and commit to major regeneration schemes.

For communities, it could mean more predictable delivery of genuinely affordable homes.

What’s Next?

The immediate next step is for registered providers to submit bids under either CME or the Strategic Partnership Framework.

Homes England will assess proposals based on deliverability, social rent provision, value for money and alignment with local and national priorities.

Over the coming months, we’re likely to see:

Strategic partnership announcements
Early funding allocations
Large-scale regeneration proposals coming forward
Political scrutiny over delivery pace

Longer term, the success of the programme will be judged not just by how much money is allocated, but by how quickly homes are built and whether they truly meet affordability needs.

If delivery stalls, pressure will mount.

If it accelerates, it could mark a defining shift in England’s housing story.

Summary

Homes England has opened bidding for its Social and Affordable Homes Programme 2026–2036, backed by at least £27 billion in funding as part of a wider £39 billion government housing investment.

The programme prioritises social rent, requiring at least 60% of homes delivered to fall under that tenure.

With two funding routes available — Continuous Market Engagement and the Strategic Partnership Framework — housing providers are being encouraged to submit ambitious, high-quality proposals.

The initiative aims to boost long-term supply, provide funding certainty and contribute to the government’s target of building 1.5 million homes during this Parliament.