A housing association is usually an independent, not-for-profit organisation that provides and manages homes in England. These may include social rented homes, affordable rented homes, Shared Ownership properties and specialist accommodation.
In short, housing associations provide homes to rent and buy, manage those homes as landlords and reinvest their income in their housing and services. They are separate from councils, although the two often work together to help meet local housing needs.
A local council may nominate eligible households for homes owned or managed by a housing association. Some housing associations also accept applications directly.
You may see housing associations described as registered social landlords or private registered providers of social housing. These terms are used for organisations registered with the Regulator of Social Housing.
This guide focuses on housing associations in England. Housing policy, terminology and application processes differ in Scotland, Wales and Northern Ireland.
What does not-for-profit mean?
A not-for-profit housing association can still generate a surplus. The difference is that this money supports the organisation’s purpose rather than being distributed to private shareholders.
The money may be used to:
- Maintain and improve existing homes
- Provide landlord and support services
- Meet safety and regulatory requirements
- Repay borrowing
- Build or acquire more homes
Homes provided by housing associations
Housing associations can provide several types of homes to rent or buy. The options available depend on the provider, location, funding arrangements and individual property.
Social rented homes
Social rented homes are generally intended for people on lower incomes or those with an assessed housing need.
Social Rent is generally set with reference to a government formula. This takes account of factors such as the property’s relative value, local income levels and size. The amount charged for an individual home may also be affected by the rules and circumstances applying to that property.
Social rented homes are commonly allocated through a council housing register or a nomination from a local authority. Some housing associations also accept direct applications for certain homes.
Demand can be high and suitable properties may not become available frequently. Joining a housing register or being assessed as eligible does not guarantee that you will be offered a home.
Affordable Rent
Affordable Rent is a specific form of social housing in England. It is not simply a general description of rent that someone may consider affordable.
Affordable Rent is set below the relevant market rent in line with government requirements. The amount charged depends on the property and the rules applying to it.
Affordable Rent can be higher than Social Rent, even though it remains below the assessed market rent for the property. Applicants should check the rent and any service charges for the individual home.
Intermediate rent
Intermediate rent is generally set below market rent. It may be intended for households that find it difficult to rent through the private market but are not prioritised for social rented housing.
London Living Rent is one form of intermediate housing available in London. It is different from Social Rent and Affordable Rent.
Rent arrangements, eligibility rules and application processes depend on the scheme and provider.
Shared Ownership homes
Shared Ownership is an alternative route to buying a home. You buy a share of the property and normally pay rent to the housing association or another provider on the remaining share.
Shared Ownership has its own eligibility, affordability and purchase requirements. Buyers will usually need to consider:
- The deposit
- Mortgage payments
- Rent on the provider’s share
- Service charges
- Legal costs
- Repair responsibilities
- Other property-related expenses
Shared Ownership is separate from applying for social rented housing. You can find further information in the GOV.UK Shared Ownership guidance.
Supported and specialist housing
Some housing associations provide accommodation for people with particular housing or support needs. This may include homes for:
- Older people
- Disabled people
- People with long-term health conditions
- People who need support to live independently
- People who have experienced homelessness
- People escaping domestic abuse
The type of accommodation, support, eligibility requirements and application route depend on the service and provider.
Private sale homes
Some housing associations also build homes for private sale. These are bought on the open market and are not allocated according to housing need.
Income from property sales may support the housing association’s wider purpose, including investment in existing homes and the provision of more housing.
Housing associations and local councils
Housing associations and councils can both provide social housing, but they are different types of organisation.
A council is a local government body responsible for public services within a particular area. A housing association is usually an independent organisation with its own management, governance and financial arrangements.
Councils often manage local housing registers and nominate eligible applicants for housing association homes. Housing associations may also have their own application routes for some properties.
Depending on the arrangements in your area, an application may be made through the local council or directly to a housing association that accepts direct applications.
How housing associations are structured
Housing associations are generally independent organisations rather than government departments or local councils.
A registered housing association may receive public funding and work with central or local government. It still manages its own homes, finances and services within the legal and regulatory requirements that apply to it.
Housing associations are generally not-for-profit private registered providers. The wider registered-provider sector also includes for-profit providers and registered local authorities.
Ownership of housing association homes
A rented housing association home will usually be owned or managed by the housing association. The tenant does not own the property. Their rights and responsibilities are set out in their tenancy agreement and the law applying to that tenancy.
With Shared Ownership, the buyer purchases a share of the home and enters into a Shared Ownership lease with the provider. The lease sets out the rights and responsibilities of the buyer and provider.
Applying for a housing association home
There is no single national waiting list or one allocation policy covering every housing association home. The application route, eligibility rules and level of priority depend on the relevant council or housing association.
Who may qualify?
Depending on the allocation scheme, factors considered when assessing an application may include:
- Homelessness or the risk of homelessness
- Overcrowded, unsafe or unsuitable accommodation
- Medical, welfare or accessibility needs affected by the current home
- Domestic abuse or another serious risk
- A connection with the local area
- Household income and savings
- Access to other suitable housing
These are general examples rather than a complete statement of the rules. The relevant council’s published allocation scheme should explain how applications are assessed in that area.
Eligibility can also be affected by immigration status. The rules are complex and may change, so check current government guidance and the relevant council’s allocation policy. Seek qualified advice if you are unsure about your individual position.
An eligible applicant may still have to wait a long time before a suitable property becomes available.
Some housing options are intended for particular groups, which may include key workers. Eligibility depends on the scheme and area. Key-worker status does not automatically give someone priority for social housing.
How to apply for a rented home
Depending on the arrangements in your area, applications may be made through the local council or directly to a housing association that accepts them.
The process may include:
- Check the local council’s housing-register information. This should explain who can apply, what evidence is needed and how housing need is assessed.
- Find out whether local housing associations accept direct applications. The arrangements differ between providers and locations.
- Provide the requested information. This may include details about your household, income, health, current accommodation and housing needs.
- Keep the application updated. Tell the council or housing association if your contact details, household, health or housing circumstances change.
Depending on the local allocation system, eligible applicants may be placed in a priority band or asked to express an interest in available homes.
Waiting times depend on housing need, household size, the type of property required and the number of suitable homes available. Making an application or joining a housing register does not guarantee an offer.
Find further information about applying for a housing association home on GOV.UK.
If you are homeless, at risk of losing your home or unsafe where you live, contact your local council’s housing or homelessness team as soon as possible. The council can explain which assessment or application route applies to your circumstances.
Buying from a housing association
Housing associations may offer Shared Ownership, private sale or other affordable home ownership products.
These buying routes are separate from applying for social rented housing. Each route has its own eligibility, affordability and purchase requirements.
With Shared Ownership, an eligible buyer purchases a share of the home and normally pays rent to the provider on the remaining share. Buyers should check the full costs, lease terms, repair responsibilities and restrictions attached to the individual property before proceeding.
Private sale homes are bought on the open market and are not allocated according to housing need.
Looking for a new home?
Guinness Homes provides new Shared Ownership and private sale homes in a range of locations.
View Shared Ownership and private sale developments.
Availability, eligibility and affordability requirements depend on the property and scheme.
If you are looking for a social rented home rather than a home to buy, check your local council’s housing-register information and whether housing associations in your area accept direct applications.
How housing associations are funded
Housing associations may receive income from rent, government grants, borrowing, Shared Ownership and property sales.
The funding mix differs between organisations. A not-for-profit housing association uses its income and any surplus to support its organisational purpose. This may include maintaining homes, providing services, meeting financial commitments and providing more housing.
Regulation and resident complaints
Registered housing associations in England are regulated by the Regulator of Social Housing.
The regulator sets standards covering matters such as:
- The safety and quality of homes
- Tenancies
- Neighbourhoods
- Information and involvement for residents
- Rents
- Governance and financial management
Registered providers must meet the standards that apply to them. These include requirements concerning safe and good-quality homes, fair treatment, accessible information and opportunities for tenants to influence and scrutinise landlord services.
The Regulator of Social Housing oversees registered providers and sets regulatory standards. It does not normally resolve individual disputes between residents and landlords.
Residents should first report a problem or make a complaint through their landlord’s published process. If the complaint remains unresolved after that process, the resident may be able to refer it to the Housing Ombudsman.
Whether the Housing Ombudsman can consider the matter depends on the nature of the complaint and whether it falls within its jurisdiction.
Housing association responsibilities
A housing association acts as the landlord for its rented properties and has responsibilities to its residents.
The exact responsibilities depend on the home and the terms of the tenancy or lease. They may include:
- Managing and maintaining homes
- Meeting applicable safety and quality requirements
- Completing repairs for which the landlord is responsible
- Providing clear and accessible information about landlord services
- Operating reporting and complaints processes
- Treating residents fairly and with respect
- Giving tenants opportunities to influence and scrutinise services
Residents also have responsibilities under their tenancy agreement or lease. These may include paying rent and service charges, looking after the home and reporting repairs or safety concerns.
Choosing the right housing route
If you want to rent a social or affordable home, start with your local council’s housing-register information. You can also check whether housing associations in your area accept direct applications.
If you want to buy, explore available Shared Ownership or private sale homes and check the eligibility requirements, full costs and terms for the individual property.
The appropriate route depends on whether you are looking for a rented home, supported accommodation or a home to buy.
Important information
This article provides general information about housing associations in England and was last reviewed in September 2026. It is not legal, financial or mortgage advice and does not determine whether you will be eligible for a particular home. Eligibility, qualification, priority and application processes depend on your circumstances, current rules and the policies applying to the property.
If you are considering Shared Ownership or another home purchase, check the eligibility requirements, costs, lease terms, repair responsibilities and restrictions for the individual home. Consider obtaining independent financial advice and advice from a solicitor or licensed conveyancer before committing to a purchase.
Failure to keep up with mortgage payments could result in your home being repossessed. Missed rent or service charge payments may also have serious consequences under the terms of your lease. Check the documents for the individual property and seek independent advice if you are unsure.