English Devolution and Community Empowerment Act 2026: What It Means for the Property Sector

The English Devolution and Community Empowerment Act 2026 represents one of the most significant legislative changes affecting the property industry in recent years. While much of the Act focuses on devolving powers from central government to local and regional authorities, it also introduces important reforms that will have a direct impact on commercial property, planning, and community assets.

As an APC candidate, understanding these changes is essential, as they are likely to influence professional practice across surveying, valuation, development, and property management.

Ending Upwards-Only Rent Reviews

One of the headline reforms is the abolition of upwards-only rent review clauses in new and renewed commercial leases.

Historically, these clauses ensured that rents could only remain the same or increase at review, even if market rents had fallen. Under the new legislation, future rent reviews must reflect market conditions, allowing rents to move both upwards and downwards.

For landlords, this may require a rethink of investment strategies and lease structures. For tenants, the change creates a fairer leasing environment that better reflects economic conditions.

A Stronger Community Right to Buy

The Act also strengthens the rights of local communities by introducing a more robust Community Right to Buy.

Community organisations will have greater opportunities to purchase important local assets, such as pubs, libraries, sports facilities and community centres, helping to preserve facilities that play an important role in local life.

This reform highlights the growing emphasis on balancing commercial interests with wider social and community benefits.

Greater Planning Powers for Strategic Authorities

The legislation gives elected mayors and Strategic Authorities enhanced planning powers to support housing delivery and economic growth.

These powers include the ability to oversee major developments, establish development corporations and coordinate infrastructure across wider regions.

For developers and planning professionals, this could result in faster decision-making for strategically important schemes, although it also means planning policy may increasingly be shaped at a regional rather than local level.

What Does This Mean for Property Professionals?

The Act is expected to influence several areas of professional practice, including:

• Commercial lease negotiations.

• Property valuations and investment appraisals.

• Development and regeneration projects.

• Strategic planning advice.

• Community asset transactions.

  
  

Surveyors will need to remain informed as further regulations and guidance are introduced to support implementation of the Act.

Final Thoughts

The English Devolution and Community Empowerment Act 2026 reflects a broader shift towards greater local decision-making, fairer commercial leasing practices and increased community involvement in property ownership.

For APC candidates, staying up to date with legislative developments like these demonstrates an understanding of the wider legal and economic environment in which chartered surveyors operate. As the industry adapts to these reforms, they are likely to become increasingly relevant across valuation, commercial agency, planning and asset management.

Keeping informed of changes such as these is an important part of developing into a well-rounded property professional.

Sarah Chaudhry MBA FRICS

Director

Surveyor Store Ltd

info@surveyorstore.co.uk

www,surveyorstore,co,uk