Social Housing in West Midlands
In West Midlands, as across the UK, Land to Homes aims to bring forward new social rent homes with councils and housing associations, either within a mixed development or as a scheme built entirely for a social landlord. We handle land, planning and construction. The landlord owns and manages the homes, sets the rent within the rules and allocates them from its housing list.
West MidlandsRegister your interest
Tell us where you want to live and what you need. Free, no obligation.
Registering interest is not a housing application. Social and affordable homes are allocated by councils and housing providers through their own lists.
Prefer to talk? Call 0800 088 6248.
- Free to registerNo fees, no deposit, no obligation
- Hear firstIf homes are released near you
- Affordable homesWith councils and housing associations
- Clear informationTenure, specification and warranty
- UK-wideEngland, Wales, Scotland and NI
New homes around West Midlands
Across West Midlands, we cover Birmingham and 17 other towns, among them Kingswinford, Smethwick and Bloxwich. Next door, we also cover Worcestershire, Staffordshire and Warwickshire. West Midlands is close to our head office in Great Barr, Birmingham.
Registrations for West Midlands cover larger family homes, one- and two-bedroom apartments and accessible and adaptable homes. In England, where West Midlands sits, planning decisions are made by the local planning authority, usually the district, borough, city or unitary council (or a national park authority).
Registering for West Midlands is free and you can ask us to remove your details at any time.
What we offer in West Midlands
Clear signposting
If you need a home, we point you to your council's housing team or, in Northern Ireland, the Northern Ireland Housing Executive.
Whole-site schemes
We can also discuss schemes built entirely for a council or housing association, on land we bring forward or land the landlord already owns.
Nation-aware
Social housing law, regulation and funding differ across England, Wales, Scotland and Northern Ireland, and we work within each system.
Part of mixed schemes
Social rent homes are often the affordable housing element of a larger development, secured through a planning obligation agreed with the council.
How the rules work in West Midlands
Councils and housing associations around West Midlands can bid for grant through Homes England's Social and Affordable Homes Programme, which funds Social Rent, Affordable Rent at up to 80% of market rent, and shared ownership. Landlords of the rented homes must be registered with the Regulator of Social Housing. National policy also expects local plans to set a minimum Social Rent proportion for major development. Land to Homes is ready to discuss sites, partnership and delivery.
In England, social rent homes are owned by councils and registered providers regulated by the Regulator of Social Housing, with rents set under the Rent Standard. Councils allocate homes under their published allocation schemes, often through choice-based lettings. New social homes are usually secured through Section 106 agreements or funded with grant through Homes England, or the Greater London Authority in London.
| National planning policy | National Planning Policy Framework (NPPF), revised August 2026, with national planning practice guidance |
|---|---|
| Local planning document | Local Plan |
| Who decides applications | The local planning authority, usually the district, borough, city or unitary council (or a national park authority) |
| In-principle consent | Outline planning permission, with reserved matters approved later |
| Land transaction tax (paid by the buyer) | Stamp Duty Land Tax (SDLT) |
| Land registration | HM Land Registry |
| How a sale becomes binding | A land sale becomes legally binding on exchange of contracts and finishes on completion, after which the buyer registers the title with HM Land Registry. |
| Developer contributions | Section 106 planning obligations, plus the Community Infrastructure Levy (CIL) where the council charges it |
Your questions answered for West Midlands
How is social housing allocated?
Councils and housing associations allocate social homes using published allocation policies that give priority to households in housing need, such as people who are homeless, overcrowded or living in unsuitable housing. Many areas use a shared register or choice-based lettings, where applicants bid for advertised homes. The details vary by council and by nation.
How are social rents set?
In England, social rents are set using a government formula under the Rent Standard, which the Regulator of Social Housing oversees. Wales has its own rent policy for social landlords, and in Scotland social landlords set rents in consultation with their tenants. Northern Ireland has its own arrangements. Social rents are generally well below private market levels.
What is the difference between social housing and affordable housing?
Social housing usually means low-cost rented homes let by councils and housing associations at social rents. Affordable housing is a wider term that also includes affordable rent, shared ownership, discounted sale and, in Scotland, mid-market rent. All social housing is affordable housing, but not all affordable housing is social housing.
Can social housing be built on land I own?
Yes. Land can be sold to a developer who includes social homes in the scheme, or offered for a scheme built entirely for a council or housing association. Planning policy often requires affordable homes on larger sites anyway. Our free site appraisal looks at whether your land suits new homes and which route makes sense.
Can I register for new homes in West Midlands?
Yes. Registering for West Midlands is free and does not commit you to anything. There are no homes available yet; if we bring homes forward in or near West Midlands, we will contact you.
Read more: Social Housing · Guide: Renting a new-build home: tenancy rules in England, Wales, Scotland and NI