NHF supply figures show record boost in new social homes

Housing association starts and completions are at a record high, accelerating significantly just one year after the Spending Review, according to the National Housing Federation’s annual supply survey results.

The sector reported 13,275 starts of homes for social rent in 2025/26. This was a 57% increase on the previous year. Social rent completions were also up 49% to 9,853. This is more than double the annual average starts, and almost double completions, for social rent recorded by the NHF over the last decade (5,700 starts and 5,400 completions annually on average).

The NHF collected data from 154 of its members, including 46 of the top developing housing associations as part of its supply survey. This represents the vast majority of new development by housing associations. The latest figures indicate the biggest boost to social housebuilding by the sector since the NHF began the survey 11 years ago.

Overall, the sector built 42,792 homes last year, a 5% increase on the previous year, and started 35,570 homes, a 15% increase from 2024/25. The figures demonstrate a clear upward trend in development and significant uptick in social rent.

The increase is also reflected in recent figures released by MHCLG which found that an additional 11,695 social rent homes were completed in 2025/26 through Homes England and Greater London Authority programmes.

The results demonstrate the government’s package of support for housing associations is already resulting in progress on the ground. Alongside announcing the £39bn new Social and Affordable Homes Programme, the government committed to a 10-year rent settlement at CPI+1% and further building safety support.

This restored confidence has also resulted in ambitious bids into the new Social and Affordable Homes Programme. In a recent letter to the Chancellor, the NHF and its largest developing housing association members reported that bids had been submitted to start 70,000 new social homes before the end for the parliament. The letter called on Treasury to make more funding available in the early years of the programme to unlock an additional 17,000 affordable homes.

Kate Henderson, Chief Executive of the National Housing Federation, said:

"These figures demonstrate how quickly housing associations can deliver when they have the right support, certainty and long-term investment. After years of cuts and rising pressures, we are now seeing a record boost in social rent starts and completions — the homes needed by those at the sharpest end of the housing crisis, including the 176,000 children in temporary accommodation

"We support Andy Burnham’s mission to put housing at the top of the government’s list of priorities ensuring everyone has the foundation for a good start in life. Housing associations are key partners in delivering this, with their ambitious bids to the new Social and Affordable Homes Programme demonstrating their strong appetite and capacity.

"With government support already translating into progress on the ground its vital this funding is confirmed as soon as possible, so we can build on current momentum and deliver the biggest boost to social housing since the post-war period."