Rachel Reeves latest: Key emails from estate agent in chancellor’s rental licence row published

The government has published an email exchange between the chancellor's husband and the letting agency, revealing the estate agent Howard & Wheeler said they would apply for a licence.

The estate agents used by Rachel Reeves to rent out her property in south London, apologised to her for an “oversight” earlier today after they did not apply for a licence on her behalf, having offered to do so.

The emails from Rachel Reeves’s husband have been passed to the prime minister and his ethics adviser as the row continues over her failure to obtain the correct paperwork to rent out her family home.

Downing Street had sought to draw a line under the row surrounding the chancellor’s breach of local housing rules, but the discovery of the messages has reignited scrutiny.

A No 10 spokesperson said on Thursday afternoon: “Following a review of emails sent and received by the chancellor’s husband, new information has come to light. This has now been passed to the prime minister and his independent adviser.”

The spokesperson said it would be inappropriate to comment further at the moment, but added that Sir Keir Starmer still has full confidence in Ms Reeves.

The PM is thought to have become aware of the messages on Thursday.

Key Points

• Downing Street publishes email exchange between chancellor's husband and the letting agency
• What has happened so far in Rachel Reeves' letting row?
• What is selective licensing?
• Reeves says letting agency did not do licence application due to 'staff leaving'
• Reeves' lettings agency apologises for 'oversight'

If Angela Rayner had to go, why should Rachel Reeves stay?

21:00 , Rebecca Whittaker

If Angela Rayner had to go, why should Rachel Reeves stay?

Recap: Scotland’s First Minister John Swinney hits out at Chancellor’s error

20:45 , Rebecca Whittaker

Scotland’s First Minister John Swinney hit out at the Chancellor’s error, comparing issues facing the Labour administration – including the sacking of Angela Rayner – to that of their predecessors in power.

“I think what this demonstrates is an extraordinary carelessness by the Chancellor of the Exchequer in not recognising her responsibilities,” he said.

“It follows a pattern, we saw with Angela Rayner not following these issues as well.

“What makes it even worse is that the Labour Government came into office promising to uphold the highest standards in public office and here we are with multiple examples of that not being the case.

“I think it tells us that we’ve now got another great similarity between the Labour Government and the previous Conservative government, that they don’t uphold the high standards of public office.”

Former Tory MP criticises calls for Reeves to resign

20:30 , Rebecca Whittaker

Former Tory MP Miriam Cates, has criticised the Conservatives for calling on Rachel Reeves to resign following the rental licence row.

In a post on X she wrote: “If most Brits seriously think that inadvertently failing to obtain an obscure housing rental licence makes someone unfit to serve as Chancellor, then quite frankly we richly deserve to be governed by uninspiring technocrats.”

If most Brits seriously think that inadvertently failing to obtain an obscure housing rental licence makes someone unfit to serve as Chancellor, then quite frankly we richly deserve to be governed by uninspiring technocrats. pic.twitter.com/IRdYmCgCPB

— Miriam Cates (@miriam_cates) October 30, 2025

What we know about the Rachel Reeve’s rental row

20:15 , Rebecca Whittaker

Here’s a breakdown of everything we know about Rachel Reeve’s rental row:

• The Daily Mail published an investigation revealing the chancellor had not obtained a Selective Licence to rent out the house in Southwark
• When she was contacted by the paper for a comment, Reeves referred herself to the government's independent ethics watchdog
• The chancellor wrote to the prime minister admitting to not having the licence and apologised
• Sir Keir Starmer initially said a further investigation was not necessary
• Today, Downing Street said "new information" had come to light. This was the exchange of emails between Reeves's husband and her letting agency
• The emails published today show the letting agency said it would apply for the licence on the couple's behalf, but it did not
• The letting agency apologised for the “oversight”, owing this failure to a member of staff leaving the organisation
• Reeves has accepted that it was her family's responsibility to secure the licence

Reeves backed landlord licensing rules before own rent rule flout revealed

20:00 , Becky Whittaker

Reeves backed landlord licensing rules before own rent rule flout revealed

Kemi Badenoch says Reeves should face an ethics probe

19:45 , Rebecca Whittaker

Kemi Badenoch said Rachel Reeves should still face an ethics probe over her failure to obtain a rental licence.

Speaking on an LBC Radio phone-in, the Conservative Party leader said an “investigation is necessary” to ascertain whether the Chancellor was at fault, after her lettings agent admitted they had not secured a licence on her behalf, despite offering to do so.

“It’s still your duty to make sure that something has been followed. They said that they didn’t chase it up, but she was made aware, the family were made aware, that they had to follow those regulations,” Mrs Badenoch said.

“We’ve had resignation after scandal after resignation.

“So, let the ethics adviser investigate, and if there’s no problem, then it’s absolutely fine. But she is the Chancellor. This is an offence that she is supposed to have committed as Chancellor, a criminal offence, and maybe it is the letting agent’s fault.

“But isn’t it funny with Labour, it’s always somebody else’s fault. Always. It’s never their own fault.”

Rental licensing rules explained after Rachel Reeves’ property error

19:30 , Rebecca Whittaker

Rental licensing rules explained after Rachel Reeves’ property error

Watch: Kemi Badenoch criticises Rachel Reeves over rent license row

19:15 , Rebecca Whittaker

In a letter to the PM Reeves says she 'accepts full responsibility'

18:57 , Rebecca Whittaker

In a letter to Sir Keir Starmer today, Rachel Reeves says: "Yesterday I wrote to you and said that we were not aware that a licence was necessary to let out our property, based on conversations my husband had with the agency yesterday.

"Today the letting agency and my husband have found correspondence confirming that on 17 July 2024 the letting agent said to my husband that a selective licence would be required and agreed that the agency would apply for the licence on our behalf.

"They have also confirmed today they did not take the application forward, in part due to a member of staff leaving the organisation. Nevertheless, as I said yesterday, I accept it was our responsibility to secure the licence.

"I also take responsibility for not finding this information yesterday and bringing it to your attention.

"As I said to you today, I am sorry about this matter and accept full responsibility for it."

Letting agent gave a price for the licence, emails reveal

18:45 , Rebecca Whittaker

The Government released two chains of emails dated between July 17 and August 13, 2024 in which Nicholas Joicey and the firm corresponded about the necessary steps to rent out the south London home.

In one email dated July 26, Harvey & Wheeler reveals the licence will cost £900, adding: “You will pay in two parts, so £640 first and then once the application has been processed then the remaining £260.00 is taken.”

The emails from the letting agent also say they “will do the selective licence once the new tenant moves in”.

Downing Street publishes email exchange between chancellor's husband and the letting agency

18:40 , Rebecca Whittaker

The government has published an email exchange between the chancellor's husband and the letting agency.

In the most recent email sent on 13 August 2024 the estate agent Howard and Wheeler said they will apply for a licence.

The names have been redacted from the emails between the Reeves family and the estate agents.

It states: “I will do the Selective Licence once the new tenant moves in as I wont need to do this just yet.

“At the moment we are only applying for a council licence we do not need anything from [blank] so we should all be good.”

Conservatives say 'the Chancellor is now trying to make the estate agents take the blame'

18:06 , Rebecca Whittaker

The Conservatives questioned the Chancellor’s initial explanation that she had not been made aware that she was required to get a rental licence for her home.

A Conservative Party spokesperson said: “Last night Rachel Reeves said ‘she had not been made aware of the licensing requirement’. Today, we find out that Reeves was alerted to the need for a licence in writing by the estate agents.

“Having been caught out, the Chancellor is now trying to make the estate agents take the blame, but Reeves never followed up with them to ensure that the licence had been applied for, or checked if the licence had been granted.

“Regardless, under the law, Reeves and her husband are responsible for ensuring the licence is granted. With more information coming to light every few hours, the Prime Minister needs to grow a backbone and start a proper investigation.”

The Tories suggested section 95 of the Housing Act 2004 meant Ms Reeves was ultimately still responsible for obtaining the licence.

Reeves' estate agents statement appears to bail the chancellor out

18:00 , Rebecca Whittaker

The Independent’s political correspondent Millie Cooke reports:

The statement from the chancellor's estate agent goes some way to bail her out amid growing questions about why she failed to get a licence for her rental property.

Harvey Wheeler seems to have taken responsibility for the error, with the key element being that Ms Reeves "would have been under the impression that a licence had been applied for".

While we're still awaiting the publication of further emails, and potentially another exchange of letters between the PM and chancellor, this statement will relieve some of the pressure building on her.

Reeves says letting agency did not do licence application due to 'staff leaving'

17:59 , Rebecca Whittaker

Rachel Reeves said the letting agency she used to rent out her home had not taken forward a licence application “in part due to a member of staff leaving” but that she accepted “full responsibility” for the issue.

It comes as Harvey Wheeler, the estate agents used by Rachel Reeves to rent out her property in south London, apologised to her for an “oversight” after they did not apply for a licence on her behalf, having offered to do so.

In a letter to the Prime Minister published on Thursday, the Chancellor wrote: “Today the letting agency and my husband have found correspondence confirming that on 17 July 2024 the letting agent said to my husband that a selective licence would be required and agreed that the agency would apply for the licence on our behalf.

“They have also confirmed today that they did not take that application forward, in part due to a member of staff leaving the organisation.

“Nevertheless, as I said yesterday, I accept it was our responsibility to secure the licence. I also take responsibility for not finding this information yesterday and bringing it to your attention.

“As I said to you today, I am sorry about this matter and accept full responsibility for it.”

Business Secretary says he has 'complete confidence' in Reeves

17:55 , Rebecca Whittaker

Business Secretary Peter Kyle said he had “complete confidence” in Rachel Reeves and praised her “work ethic”.

He said: “She is so focused on her role as one of the big public servants of our time.

“She is focused on not just fixing the mess that she inherited as Chancellor from the previous administration, she is working day and night to make sure we can get our economy where it needs to be, so it’s creating the jobs and the wealth and economic growth that we need going into the future.”

Reeves’ tenants could receive major payout after chancellor’s rent rule breach

17:45 , Rebecca Whittaker

Rachel Reeves’ tenants could be in line for tens of thousands of pounds rent refund after the chancellor failed to secure the correct licence to rent out her family home.

According to the council, tenants of an “unlicensed property” may be able to apply for a rent repayment order and get money back from the landlord if the property has been lived in in the last 12 months.

The property was listed for £3,200 a month, according to the Daily Mail which first reported the story, meaning her tenants could seek around £40,000 if the requirements are met.

Read more here by the Independent’s political correspondent Caitlin Doherty:

Reeves’ tenants could receive major payout after chancellor’s rent rule breach

Reeves' lettings agency apologises for 'oversight'

17:34 , Rebecca Whittaker

The lettings agency involved in Chancellor Rachel Reeves’ rental arrangements said it had apologised to her for an “oversight” that led to a failure to obtain a licence.

Gareth Martin, owner of Harvey & Wheeler, said: “We alert all our clients to the need for a licence. In an effort to be helpful our previous property manager offered to apply for a licence on these clients’ behalf, as shown in the correspondence. That property manager suddenly resigned on the Friday before the tenancy began on the following Monday.

“Unfortunately, the lack of application was not picked up by us as we do not normally apply for licences on behalf of our clients; the onus is on them to apply. We have apologised to the owners for this oversight.

“At the time the tenancy began, all the relevant certificates were in place and if the licence had been applied for, we have no doubt it would have been granted.

“Our clients would have been under the impression that a licence had been applied for. Although it is not our responsibility to apply, we did offer to help with this.

“We deeply regret the issue caused to our clients as they would have been under the impression that a licence had been applied for.”

Reeves will deliver the Budget, No 10 spokesman confirmed

17:30 , Rebecca Whittaker

Downing Street has guaranteed that Rachel Reeves will deliver the Budget on November 26.

Asked whether the autumn statement would be delivered by the current Chancellor on the expected date, a No 10 spokesman confirmed it would.

The spokesman said: “The Prime Minister has full confidence in the Chancellor.”

Southwark Council suggests Reeves could avoid a fine

17:20 , Rebecca Whittaker

Southwark Council said only landlords who ignore selective licence warning letters are penalised, implying Ms Reeves should avoid a fine as she immediately applied for the licence when she became aware of her error.

A spokesperson for the council said: “Southwark Council requires private landlords to acquire a selective licence in order to rent out their homes if they live in specific areas. This is in order to protect tenants and ensure landlords are complying with housing requirements, providing safe, well-maintained homes.

“Selective licences are acquired by sending applications to the council, which we then assess and approve subject to conditions.

“When we become aware of an unlicensed property, we issue a warning letter advising the landlord that they have 21 days to apply for a licence – enforcement action such as fines are reserved for those who do not apply within that time or where a property is found to be in an unsafe condition.

“We cannot comment on individual cases.”

Recap: Reeves said it was an 'inadvertent mistake'

17:13 , Rebecca Whittaker

Rachel Reeves admitted she did not obtain a “selective” rental licence required to rent out her London home and apologised for the “inadvertent error”, in a letter to the Prime Minister on Wednesday.

Ms Reeves had told Sir Keir that “regrettably” she and her family were not aware a licence was needed in their area of Southwark in London, where they rented out their home for £3,200 a month after moving into No 11.

The Chancellor is understood to have relied upon the advice of a letting agent, which said it would advise if a licence was needed.

Ms Reeves told Sir Keir: “This was an inadvertent mistake. As soon as it was brought to my attention, we took immediate action and have applied for the licence.”

She added: “I sincerely apologise for this error and I would be happy to answer any questions you may have.”

Chancellor Rachel Reeves failed to obtain a rental licence for her family home (Paul Grover/Daily Telegraph/PA) (PA Wire)

In his response, Sir Keir said he was happy the “matter can be drawn to a close” after consulting his ethics adviser Sir Laurie Magnus, who decided against launching a probe.

“He has advised me that in relation to your inadvertent failure to secure the appropriate licence for your rental property – and in light of your prompt action to rectify the position, including your apology – further investigation is not necessary,” the Labour leader wrote.

He added it was “regrettable that the appropriate licence was not sought sooner” but he believed the Chancellor was “treating this matter with the urgency and seriousness it deserves”.

'If Reeves has broken the law, grow a backbone and sack her,' Badenoch tells Starmer

17:02 , Rebecca Whittaker

The Leader of the Conservative party Kemi Badenoch has criticised Rachel Reeves over the rent license row.

In a post on X she said the “whole thing stinks” and called for an investigation.

She said: “The Prime Minister needs to stop trying to cover this up, order a full investigation and, if Reeves has broken the law, grow a backbone and sack her!”

This whole thing stinks.

The Prime Minister needs to stop trying to cover this up, order a full investigation and, if Reeves has broken the law, grow a backbone and sack her! https://t.co/4ID8K7oPH4

— Kemi Badenoch (@KemiBadenoch) October 30, 2025

Watch: Kemi Badenoch Criticises Rachel Reeves Over Rent License Row

16:58 , Rebecca Whittaker

Acorn said it's 'laughable' Reeves supported an initiative she failed to follow

16:56 , Rebecca Whittaker

Acorn, a union for tenants who rent privately, has called for a full investigation of Rachel Reeves and said it is “laughable” she supported an initiative that she failed to follow.

In a post on X the union said: “Yet another senior government figure failing to comply with housing law. Whether this was accidental or not doesn’t matter - as chancellor she should be setting an example.

“Reeves must do the right thing and voluntarily pay the maximum Civil Penalty notice and return the rent she received from her tenants without a licence.”

Yet another senior government figure failing to comply with housing law. Whether this was accidental or not doesn’t matter - as chancellor she should be setting an example.

ACORN demands a full investigation, with the presumption of dismissal depending on the outcome. pic.twitter.com/WDQVchuRCF

— ACORN the union (@ACORNunion) October 30, 2025

In a separate post on X, Acorn recalled how the union won a campaign for expanded landlord licensing in Leeds and said Reeves “spoke positively” about it.

The union commented: "It is laughable for those in the highest positions of power in this country to support these initiatives then fail to follow them themselves, accidentally or not."

What is selective licensing?

16:39 , Rebecca Whittaker

Local authorities in England and Wales have the power to introduce a licensing scheme covering all privately rented properties in a certain area.

It is designed to safeguard tenants against landlords letting out poorly-maintained properties, but it also might be introduced because of concerns about persistent anti-social behaviour problems in rental homes.

If a private landlord wants to rent out a property in that designated area then they have to apply to obtain a licence.

Local authorities must contact people in the area to make them aware if there are plans to introduce the scheme, and they should display information about it on their website.

But it is the landlord’s responsibility to apply for a licence if they need one, even if they are advised by a letting agent to manage their property.

If a property does not have the correct licence, then a landlord and letting agent could be charged penalties or face prosecution.

This could be an unlimited fine or a financial penalty of up to £30,000 per offence.

Landlords could face a rent repayment order being made against them – meaning they would have to repay rent that was collected during the period that the property was unlicensed, for up to a year.

Conservatives say Reeves should be sacked if she has broken the law

16:36 , Rebecca Whittaker

The Conservatives have called for an investigation and said Reeves should be sacked if she is found to have broken the law.

Leader of the Conservative Party Kemi Badencoch wrote in a post on X: “The Prime Minister must launch a full investigation.

“He once said ‘lawmakers can’t be lawbreakers’. If, as it appears, the Chancellor has broken the law, then he will have to show he has the backbone to act.”

The Prime Minister must launch a full investigation.

He once said “lawmakers can’t be lawbreakers”.

If, as it appears, the Chancellor has broken the law, then he will have to show he has the backbone to act. https://t.co/sJ6hZbBXG9

— Kemi Badenoch (@KemiBadenoch) October 29, 2025

Reeves in trouble as Starmer once again fails to close down a scandal

16:32 , Rebecca Whittaker

The Independent’s political editor David Maddox reports:

This morning it appeared that the prime minister had acted swiftly to close down yet another scandal enveloping one of his senior ministers.

But the row over Rachel Reeves’ failure to get the proper licence to rent out her former home is not going away quickly.

It did not help that the chancellor had been campaigning in her Leeds constituency for similar landlord crackdowns or that she may be forced to pay back thousands of pounds in rent.

But now new emails are emerging which could shed yet more light on the subject.It all seems to be following a pattern with what happened to now former deputy prime minister Angela Rayner with her stamp duty avoidance and Louise Haigh with her arrest over falsely declaring a phone had been stolen.

Both ended up resigning and damaging an already beleaguered government. Sir Keir will be hoping though that he can save his chancellor.

Chancellor Rachel Reeves has admitted to not obtaining a required ‘selective’ rental licence for her south London home (Stefan Rousseau/PA) (PA Wire)

What has happened so far in Rachel Reeves' letting row?

16:29 , Rebecca Whittaker

The Independent’s political correspondent Millie Cooke reports:

Overnight on Thursday, it emerged that Rachel Reeves failed to obtain a rental licence for her family home – a mistake that she said was an “inadvertent error”.

Southwark Council requires people renting out their properties in certain areas to get a licence in advance, and not doing so can lead to a prosecution or a fine.

The chancellor is understood to have relied upon the advice of a letting agent, which said it would advise if a licence was needed.

The revelation came just days after Ms Reeves, who is also MP for Leeds West and Pudsey, posted on her verified Facebook page welcoming Leeds City Council’s decision to expand its use of the scheme.

In an attempt to draw a line under the matter, No 10 said her apology – which she provided to the PM in a letter last night – was a “sufficient resolution”, adding that his ethics adviser had decided against launching a probe into the issue.

However, his spokesperson repeatedly declined to say whether standards rules had been breached, or if the prime minister or independent watchdog Sir Laurie Magnus had seen evidence of Ms Reeves’ version of events.

Downing Street rejected suggestions that the chancellor had got away “scot-free” after a “stitch-up” between Sir Laurie and the prime minister to avoid spooking the markets.

But just minutes before the markets closed, Downing Street said that Sir Keir Starmer and his independent adviser on ministerial standards have been passed “new information” in emails sent and received by the chancellor’s husband regarding their rental arrangements.

Reeves admitted to not obtaining the right licence to rent

16:27 , Rebecca Whittaker

In a letter to the Prime Minister on Wednesday, the Chancellor admitted she did not obtain a “selective” rental licence required to rent out her London home and apologised for the “inadvertent error”.

In his response, Sir Keir said he was happy the “matter can be drawn to a close” after consulting his ethics adviser, who decided against launching a probe.

Starmer has 'full confidence' in Reeves, spokesperson says

16:25 , Rebecca Whittaker

A No 10 spokesman said: “Following a review of emails sent and received by the Chancellor’s husband, new information has come to light.

“This information has been passed to the Prime Minister and his independent adviser.”

The spokesman added Sir Keir “has full confidence” in Ms Reeves and that she would be delivering the highly-anticipated November 26 Budget.

Asked whether the autumn statement would be delivered by the current Chancellor on the expected date, the official confirmed it would.

Starmer receives 'new information' on rental arrangements for the Chancellor’s family home

16:22 , Rebecca Whittaker

Sir Keir Starmer and his independent adviser on ministerial standards have received “new information” regarding rental arrangements for the Chancellor’s family home, Downing Street has said.

It reopens the row surrounding Rachel Reeves’ breach of local council housing rules by failing to obtain a rental licence.