Homes England has released details about the new social and affordable homes programme (SAHP) ahead of its launch in 2026.
The £27.2bn fund will run until 2036 and registered housing providers, local authorities, developers, charities and community groups will be eligible to apply.
Bidding is due to open in February 2026, subject to Competition and Markets Authority processes, with the first grants expected in April.
The programme is aimed at helping the Government reach its target of delivering 1.5 million homes in this parliament.
Homes England will manage the fund, which covers England outside London.
The agency will work with regional leaders and mayors to deliver the programme and is focused on local needs.
Mayoral Strategic Authorities will be able to set the direction locally, including choosing the mix of homes and picking priority sites.
The programme is expected to deliver three out of every five new homes for social rent, support specialist and supported housing, boost community-led and rural housing, and increase council housebuilding.
Homes England Chair Pat Ritchie said: “We have designed the new programme to support local leaders to meet the affordable and social housing needs of the people they serve, and to give long-term confidence to the housing sector to invest and achieve such vital ambitions through collaboration and partnership.
“The commitment of £2 billion in bridge funding will help ensure the existing momentum to create new affordable and social homes continues, and builds further as the current programme ends and the new one begins.
“Its 10-year programme life gives delivery partners the stability and confidence to plan, invest, and build at scale for the good of communities.”
Many requirements match the current affordable homes programme, with Homes England managing all bids through two application routes.
The Continuous Market Engagement route is for specific sites, while the Strategic Partnership route covers a set number of homes over a period.
A new digital system will be introduced to make applications and grant management simpler.
More information will be shared before bidding opens.
Homes England affordable housing director Shahi Islam said: “Our aim is for at least three in every five affordable homes funded through this programme to be for Social Rent, and our team is equally passionate about supporting locally-led ambitions to provide specialist, supported and community housing across the country.
“Together, we are building on what works. Many programme requirements will mirror the current 2021–2026 affordable homes programme, helping maintain delivery momentum and minimise disruption.
“The new guidance has been released now to help the sector prepare for the new programme ahead of its official launch and the application window opening.”
Islam added: “Now is the time to reach out for support and our team is ready and waiting to help stakeholders be clear and confident in how they can contribute to delivering much needed affordable and social rent homes for communities the length and breadth of the country.”
