Andy Burnham returns to Westminster with considerable experience of the gap between policies announced in Whitehall and delivery on the ground.
If he contests the Labour leadership, I would urge him to make housing a central part of his economic programme – but to resist the temptation to answer every problem with another intervention.
I would begin with affordability. Aspiration to own a home remains strong, but too many people cannot assemble the deposit or secure the mortgage needed to act on it.
Government should work with lenders to expand responsibly designed, government-backed mortgages.
FIRST-TIME BUYERS
It should also support targeted key worker products and make better use of shared ownership.
These routes will not solve the supply problem alone, but they can help creditworthy households whose incomes are sufficient to sustain a mortgage but whose savings cannot keep pace with house prices and rents.
STOP TAXING MOBILITY AND INVESTMENT
I would also ask him to reconsider taxes that restrict the movement and availability of homes.
Stamp duty discourages people from moving, contributes to under-occupation and reduces the supply of homes coming to market.
Section 24 has meanwhile made private renting less attractive to many individual landlords.
The result is not simply lower returns for investors. It can mean fewer quality homes available to rent and greater pressure on tenants.
RELEASE THE PLANNING BREAKS
Planning reform must provide certainty rather than another layer of process.
I would encourage Burnham to examine the zonal and pre-approved approaches used elsewhere, under which communities agree clear development principles before individual schemes come forward.
This need not remove local influence.
Properly designed frameworks would give residents greater clarity about where development will happen and what it will look like while giving developers greater confidence that compliant proposals can proceed.
RAISE PROFESSIONAL STANDARDS
I would support mandatory training for sales and lettings agents, accompanied by clear entry requirements and robust enforcement through a properly funded regulator.
Most agents take their responsibilities seriousl, but inconsistent standards damage consumers and the reputation of the profession.
Regulation should reward competence rather than add cost without improving outcomes.
KNOW WHEN NOT TO INTERVENE
Finally, I would advise restraint. Rent controls, repeatedly changing EPC and Minimum Energy Efficiency Standards and proposals that reduce choice in deposit protection risk unintended consequences.
Government has an important role in setting standards, protecting consumers and enabling development.
Once clear and workable rules are in place, it should allow responsible businesses, investors and households the stability to make long-term decisions.
