Social housing
Social housing is lower-cost rented housing provided by landlords registered with the Regulator of Social Housing, allocated to people whose needs are not adequately served by the commercial housing market. Under the Housing and Regeneration Act 2008, accommodation qualifies as social housing where it is made available at below-market rents or on shared ownership terms, and where allocation follows rules designed to prioritise those the market cannot house. The sector comprises local authority landlords (council housing) and private registered providers, most of which are housing associations.
Social rent and affordable rent
Two main rent types exist within social housing. Social rent is set by a government formula based on local incomes and property values, typically running at 50 to 60% of market rent. It is the lower and more genuinely affordable of the two. Affordable rent, introduced in 2011, can be set at up to 80% of the local market rate, significantly higher in areas where private rents are elevated. Both are below-market in a technical sense, but the distinction matters: Shelter and other housing bodies argue that affordable rent is not truly affordable for many lower-income households, particularly in London and the South East.
Who provides social housing
Over 60% of England's social housing stock is now owned and managed by housing associations rather than local councils, following large-scale stock transfers from the 1980s onwards. The remainder is held by local authorities, often referred to as council housing. Both types of provider must be registered with and regulated by the Regulator of Social Housing, which sets consumer and economic standards covering safety, transparency, tenant involvement and governance.
How social housing is allocated
Social housing is allocated on the basis of assessed need, not first-come-first-served. Local authorities run housing registers, effectively waiting lists, and allocate properties using a banding or points system that prioritises applicants in the greatest housing need: those who are homeless, overcrowded, or living in unsafe conditions. According to government statistics published in November 2025, there were approximately 263,000 new social housing lettings in England in 2024/25, against a backdrop of over a million households on council waiting lists. For most applicants, the wait runs into years; in some areas, a suitable property never becomes available.
The regulatory framework
Social landlords operate under a distinct legal and regulatory regime from private landlords. The Regulator of Social Housing's consumer standards require action on damp and mould and other hazards within mandatory timescales under Awaab's Law, compliance with an updated Decent Homes Standard, and governance requirements that have no direct equivalent in the private rented sector. The Housing Ombudsman Service handles tenant complaints against social landlords; its approach to awards and service failure findings increasingly influences expectations in the private sector too.
What social housing means for private landlords
From working with self-managing landlords across the UK, we find that social housing most often comes up in two contexts: as a comparator for the standards government expects, and as a practical backdrop when tenants in financial difficulty ask about applying for a council or housing association property.
On the standards point, the Renters' Rights Act 2025 drew directly on social housing principles, abolishing most fixed-term tenancies, ending Section 21 possession, strengthening redress, and requiring private landlords to register on the Property Portal. The policy direction is explicit: private renters should enjoy security and protections closer to those in the social sector.
On the tenant transition point, if a tenant wishes to apply for social housing, that is generally a matter between them and their local authority. A private landlord has no obligation to assist and no reason to obstruct. If a tenant leaves voluntarily to move into social housing, normal notice rules and end-of-tenancy processes apply. For broader context on how the Private Rented Sector now operates alongside social housing following the 2025 reforms, see our Private Rented Sector definition.
For practical guidance on how housing associations operate and what distinguishes them from private landlords, see our landlord's guide to housing associations.
Frequently asked questions
Is social housing the same as council housing?
Council housing is a subset of social housing, specifically, homes owned and managed directly by a local authority. Social housing is the broader category, which also includes properties owned by housing associations and other registered providers. The tenancy rights are broadly similar, though the precise tenancy type can differ between council and housing association properties.
What is the difference between social housing and affordable housing?
Social housing in its strict sense means homes let at social rent (typically 50 to 60% of market rate) or on shared ownership terms, under the framework set by the Housing and Regeneration Act 2008. Affordable housing is a wider planning term that includes affordable rent (up to 80% of market rate), shared ownership, and other intermediate tenures. Not all affordable housing is social housing; the terms are frequently used interchangeably but they are not synonymous.
Can a private landlord let their property as social housing?
Private individuals do not directly provide social housing. Social housing can only be provided by landlords registered with the Regulator of Social Housing. Some private landlords do let properties to local authorities under lease arrangements (often called lease-based or guaranteed rent schemes), but the property is then sub-let by the council, which takes on the landlord function for the tenant.
Does the Renters' Rights Act 2025 apply to social housing?
Most of the Renters' Rights Act 2025 applies to the private rented sector, not to social landlords, who operate under their own regulatory framework. However, several provisions, including new possession ground timescales and Awaab's Law amendments, do affect social landlords or tighten obligations that already existed in the social sector.
