Key worker housing can help some people working in essential roles find a home they can afford. There is no single national key worker housing scheme in England, though, and there is no definition of a key worker that applies to every housing provider or local area.
Some councils and housing providers may give eligible key workers priority for particular homes. Key workers may also qualify for wider housing options, including Shared Ownership and First Homes.
This guide covers housing options in England. Different schemes and eligibility rules apply in Scotland, Wales and Northern Ireland.
Guinness Homes is proud to provide award-winning Shared Ownership and private sale homes in areas you want to live.
Key worker housing at a glance
- There is no single national key worker housing scheme in England.
- The occupations treated as key workers can vary by location and housing provider.
- Shared Ownership is not restricted to key workers.
- Councils may prioritise key workers when some First Homes are first advertised.
- London has its own arrangements for prioritising key workers for certain homes.
- Meeting the eligibility requirements does not guarantee that a suitable home will be available.
What is key worker housing?
Key worker housing is a general term for homes that are reserved for, or offered with priority to, people working in specified occupations.
It is not one type of property or a single government scheme. The occupations covered, homes available and eligibility requirements can differ between local authorities and housing providers.
Housing options that may be relevant to key workers include:
- Homes allocated with priority given to eligible workers
- Shared Ownership
- First Homes
- Affordable Rent
- London Living Rent
- Key Worker Living Rent in London
Some of these options are open to a wider group of applicants rather than being reserved for key workers.
Who counts as a key worker?
There is no national housing definition of a key worker that applies to every scheme. The organisation responsible for allocating the home decides which occupations qualify.
Eligible occupations may include people working in:
- Healthcare
- Education
- Social care
- Emergency services
- Public safety
- Transport
- Utilities
The precise list must be checked for the individual home.
London City Hall has published a definition of key workers for intermediate housing in London. It covers occupations connected with care, education, public safety, transport and utilities. London boroughs and housing providers can respond to local workforce needs when deciding which applicants receive priority.
Working in an occupation included on a key worker list does not automatically qualify you for housing. You may also need to meet requirements relating to your:
- Household income
- Current housing circumstances
- Ability to afford the home
- Place of work
- Connection to the local area
- Ownership of another property
Always check the published requirements for the property before applying.
Can key workers apply for Shared Ownership?
Shared Ownership may help an eligible key worker buy a home, but it is not restricted to people working in key worker roles.
You buy a share of a property and pay rent to the housing provider on the share you do not own. You will usually need a mortgage or another way of funding the share you purchase.
The government’s Shared Ownership eligibility guidance says you can apply in England if both of the following conditions apply:
- Your household income is £80,000 a year or less, or £90,000 a year or less in London.
- You cannot afford all the deposit and mortgage payments for a home that meets your needs.
At least one of the following must also apply:
- You are a first-time buyer.
- You used to own a home but cannot afford to buy one now.
- You are forming a new household, such as after a relationship breakdown.
- You already own a Shared Ownership home and want to move.
- You own a home but cannot afford to move to one that meets your needs.
If you own a property when you apply, you will normally need to complete its sale by the time you complete the purchase of your Shared Ownership home.
Some properties may also require you to live or work in the area or have another recognised local connection. Being a key worker will only give you priority where this forms part of the allocation requirements for the home.
Find out how Shared Ownership works.
What costs come with Shared Ownership?
Buying a Shared Ownership home involves more than paying a mortgage on the share you purchase.
Depending on the property, your initial and ongoing costs may include:
- A reservation fee
- A deposit
- Mortgage payments
- Rent on the share you do not own
- Service charges
- Estate charges
- Management fees
- Contributions to a reserve fund
- Legal and mortgage fees
- Stamp Duty Land Tax, where applicable
- Buildings insurance
- Council Tax
- Household bills
- Repairs and maintenance
The government’s Shared Ownership costs guidance says the deposit is usually between 5% and 10% of the share being purchased. The amount required will depend on the lender, mortgage product and applicant’s circumstances.
A service charge may cover services such as cleaning and maintaining shared areas. Some properties may also have an estate charge, management fee or reserve fund contribution.
Before reserving a home, the housing provider should give you a Key Information Document explaining the property and its costs. Read this carefully and ask about any payment or condition you do not understand.
You should consider whether the mortgage, rent, charges and other household costs would remain manageable if your income or regular expenses changed.
Who pays for repairs in a Shared Ownership home?
The government’s Shared Ownership repairs and home improvements guidance explains that shared owners generally need to pay for repairs and maintenance, regardless of the share they own.
Some newer Shared Ownership leases include an initial repair period. During this period, the housing provider may be responsible for certain repairs. The shared owner may also be able to claim a contribution towards some eligible repair costs.
The arrangements depend on the Shared Ownership model and the lease for the property.
A new-build warranty may cover some structural repairs for a limited period. For flats, the building owner will usually arrange external and structural work, but leaseholders may have to contribute towards the cost through service charges or a reserve fund.
Read the Key Information Document and ask your solicitor to explain:
- Which repairs are your responsibility
- Whether an initial repair period applies
- What the new-build warranty covers
- How structural and external work will be paid for
- Whether you must contribute to a reserve fund
- When the housing provider’s permission is required for alterations
Not all Shared Ownership properties operate under the same model, so check the documents for the individual home rather than relying only on general scheme information.
How do I find a Shared Ownership home?
You can begin by exploring homes available from Guinness Homes.
When you find a property that interests you, check:
- Whether it is available through Shared Ownership or private sale
- The price of the advertised share
- The full market value
- Which shares are available to purchase
- The estimated rent
- Service, estate and management charges
- Deposit requirements
- Local connection or priority conditions
- The Shared Ownership model that applies
- Whether the property is available to reserve
You will need to complete eligibility and affordability checks before proceeding with a Shared Ownership purchase.
The housing provider should give you information about the costs and terms for the individual home. You should also obtain independent legal advice before entering into the lease.
Can key workers buy through First Homes?
First Homes is an England-only scheme through which eligible first-time buyers can purchase a property at a discount of between 30% and 50% from its market value.
It is not restricted to key workers. Councils can give priority to key workers, local residents and people on lower incomes during the first three months in which a First Home is advertised.
The government’s First Homes eligibility guidance says applicants must:
- Be aged 18 or over
- Be first-time buyers
- Be able to fund at least half of the discounted purchase price with a mortgage or qualifying home-purchase plan
- Have a household income of no more than £80,000 before tax, or £90,000 when buying in London
- Use the property as their only or main home
If two or more people are buying together, everyone purchasing the property must be a first-time buyer. The household income limit applies to their combined income.
Local councils can set further eligibility requirements. They can also set lower household income and property-price limits.
Certain serving and former members of the Armed Forces, and some of their family members, are exempt from local connection and key worker requirements. The other First Homes eligibility conditions still apply.
Availability depends on First Homes being offered locally. Meeting the eligibility requirements does not guarantee that a suitable property will be available.
Read our guide to the First Homes scheme.
Are First Homes subject to price limits?
First Homes are subject to maximum prices after the discount has been applied. These are scheme limits, not average house prices.
The government’s guidance on how the First Homes scheme works states that a new-build First Home cannot cost more than:
- £250,000 after the discount outside London
- £420,000 after the discount in London
A local council can set a lower maximum price.
These figures do not represent average local or national house prices. They do not mean that a First Home will be available at either price.
The price of an individual property will depend on its independently assessed market value, the percentage discount attached to it and any lower limit set by the council.
What happens when a First Home is sold?
A First Home will normally retain the same percentage discount when it is sold to another eligible buyer.
For example, a property purchased with a 30% discount will normally be sold with 30% taken off its market value at the time of resale. The property does not have to be sold for the amount originally paid, but the same percentage discount will usually continue to apply.
The government’s guidance on selling a First Home explains that the owner must:
- Tell the local council about the proposed sale
- Have the property valued by a surveyor registered with the Royal Institution of Chartered Surveyors
- Market it to eligible buyers
- Give the buyer the same percentage discount received when the property was originally purchased
The council may permit a sale on the open market in limited circumstances. If this happens, the owner will normally need to return the value of the percentage discount to the council.
Are Affordable Rent homes reserved for key workers?
Affordable Rent is a form of rented affordable housing. It is not automatically reserved for key workers.
The government’s policy statement on social housing rents states that Affordable Rent, including service charges, can be set at up to 80% of the relevant market rent.
This is a maximum permitted rent level. It does not mean that every Affordable Rent property comes with a fixed 20% discount.
Eligibility and allocation arrangements depend on the council or housing provider responsible for the home.
Before accepting an Affordable Rent property, check:
- The starting rent
- Service charges
- How and when the rent can increase
- The length and type of tenancy
- Repair responsibilities
- Eligibility requirements
- How the home will be allocated
Check your council’s official housing pages to find out which rented housing options are available in your area.
What housing options are available to key workers in London?
London has housing options with different purposes and eligibility requirements. These include London Living Rent and Key Worker Living Rent.
London Living Rent
London Living Rent is a form of rented housing for eligible Londoners who want to build savings towards buying a home, often through Shared Ownership.
It is not restricted to key workers.
London City Hall states that applicants must:
- Live or work in London
- Rent privately or live with family or friends because of housing costs
- Have a household income of £75,000 or less
- Not own another residential property
- Be unable to buy a suitable home in their local area, including through Shared Ownership
London Living Rent homes come with a tenancy of at least three years. Rents are based on local household incomes and vary according to the neighbourhood and number of bedrooms.
The eligibility criteria and rent benchmarks can change, so check the current London City Hall guidance before applying.
Read our guide to London Living Rent.
Key Worker Living Rent
Key Worker Living Rent is a separate form of rented housing introduced by the Mayor of London.
London City Hall states that applicants must currently:
- Live or work in London
- Rent privately or live with family or friends because of housing costs
- Have a household income of £75,000 or less
- Not own another home
- Be unable to buy a suitable home locally, including through Shared Ownership
Councils and housing providers are encouraged to prioritise eligible key workers during the first three months in which these homes are marketed. They may include other occupations where this responds to local needs.
The rent, including service charges, must be set within benchmarks published by the Mayor. The amount varies by borough, property size and whether the home is offered to an individual household or sharers.
The availability of Key Worker Living Rent homes depends on participating councils and housing providers delivering them.
How do I apply for key worker housing?
There is no single application form or waiting list covering all key worker housing in England. The application process depends on the type of property and the organisation offering it.
- Check your council’s website. Look for information about affordable housing, affordable homeownership, below-market rent and any local key worker priority arrangements.
- Read the property’s eligibility requirements. Check whether your occupation, household income, housing circumstances and local connection meet the rules.
- Ask your employer about housing support. Your employer can confirm whether it offers any current accommodation or relocation assistance.
- Consider wider homeownership options. Review the government’s Shared Ownership eligibility requirements and First Homes eligibility requirements.
- Prepare the required evidence. You may need to provide proof of identity, employment, household income, savings, current address and local connection.
- Check the individual property. Review its tenure, price, estimated monthly costs, eligibility conditions and availability.
- Complete the relevant assessments. Shared Ownership applicants will need to complete eligibility and affordability checks. Other housing providers may assess your income, housing circumstances and connection to the area.
Being eligible or receiving priority does not guarantee that you will be offered a home. The organisation responsible for allocating the property will assess your application against its published requirements.
What should I check before applying?
A property described as affordable may still involve substantial initial and ongoing costs.
Before applying, reserving a property or making a financial commitment, check:
- The deposit or reservation payment
- Mortgage and rent payments
- Service, estate and management charges
- Council Tax and household bills
- Legal, valuation and mortgage fees
- Insurance costs
- Repair and maintenance responsibilities
- How rent and charges may change
- Restrictions on letting or selling the property
- Requirements linked to your occupation or local area
- What happens if your employment, income or household changes
If you are buying, ask your solicitor to explain the lease, charges, repair responsibilities and resale arrangements. You may also wish to speak to a regulated mortgage adviser about your financial circumstances.
Frequently asked questions
Is Shared Ownership only for key workers?
No. Shared Ownership is available to eligible applicants and is not restricted to key workers.
Some properties may give priority to people working in specified occupations or applicants with a recognised local connection. This should be explained in the eligibility requirements for the property.
Check the government’s current Shared Ownership eligibility criteria before applying.
Do NHS workers receive priority for housing?
There is no automatic national housing priority for everyone employed by the NHS.
An eligible NHS worker may receive priority where the council or housing provider includes their occupation within the allocation requirements for a particular home. Check the occupation list and other eligibility conditions before applying.
Can teachers apply for key worker housing?
Teachers are included in some definitions of key workers, including the Mayor of London’s definition for allocating intermediate housing.
This does not mean that every teacher qualifies for every key worker home. The council or housing provider may also apply income, housing, affordability and local connection criteria.
Can key workers get a discount when buying a home?
First Homes are sold with a discount of between 30% and 50% from market value. Councils may give eligible key workers priority during the first three months in which a First Home is advertised.
Applicants must still meet the national First Homes eligibility requirements and any conditions set by the council.
Is there a government key worker mortgage?
There is no single government mortgage reserved for all key workers.
Shared Ownership and First Homes can reduce the amount an eligible buyer needs to fund compared with buying the same property at its full market value. Applicants will still need to meet the lender’s income, affordability and credit requirements.
Can I apply for Shared Ownership if I already own a home?
Shared Ownership may be available if you own a property but cannot afford to buy another home that meets your needs.
You must normally have accepted an offer for the sale of your existing property before proceeding. Its sale must be completed on or before the day you complete the Shared Ownership purchase.
Check the government’s Shared Ownership rules for existing homeowners before applying.
Can I apply for First Homes if I already own or previously owned a property?
No. First Homes is restricted to first-time buyers.
If you are purchasing with another person, everyone buying the property must meet the first-time buyer requirement.
Where can I find key worker housing?
Start with the official website for the council covering the area where you want to live. Look for its affordable housing, intermediate housing and affordable homeownership pages.
Check homes advertised directly by housing providers and confirm whether key worker priority or local connection conditions apply.
In London, London City Hall provides information about intermediate homes, including details about Shared Ownership, London Living Rent and key worker priority.
Explore homes from Guinness Homes
You do not need to find a property specifically described as key worker housing. If you meet the relevant eligibility and affordability requirements, Shared Ownership could offer another way to buy a home in an area that works for you.
Guinness Homes provides Shared Ownership and private sale homes in a range of locations. Check the tenure, share price, full market value, estimated monthly costs, availability and eligibility requirements for any property that interests you.
Explore homes available from Guinness Homes.
Eligibility, affordability and credit assessments apply. Availability varies by development.
This guide provides general information and does not constitute financial, mortgage or legal advice. Housing schemes, income limits and local requirements can change. Check the current conditions with the council or housing provider responsible for the property before applying.
Information checked against publicly accessible GOV.UK and London City Hall guidance on 28 August 2026.
