In spring of 1905 in England, Margaret Schlegel is at home with her dear but overbearing Aunt Juley and her hypochondriac brother Tibby when she receives a letter from her younger sister Helen, currently visiting the Wilcox family at their country home, Howards End. On hearing that Helen has fallen for the youngest Wilcox son, Paul, Aunt Juley is swiftly dispatched to Howards End to represent the Schlegel family - slightly prematurely as the engagement does not come to pass. Leaving the social awkwardness of the Wilcox encounter behind them, the Schlegels attend a concert in London. During the performance Helen sits next to Leonard Bast, a struggling young bank clerk, and inadvertently leaves the concert with his umbrella. On discovering the mix-up, Margaret gives her card to Bast and implores him to stay for tea with them at their Wickham Place home, but he quickly becomes uncomfortable in their company and leaves. In a twist of fate, the Wilcoxes move to London and take a flat around the corner from the Schlegels, leading Margaret to strike up a friendship with the enigmatic but ailing Mrs Wilcox.

The Wilcoxes are rocked by a passing in the family, but the loss is followed by an unusual final request concerning Howards End that throws the family into confusion. The Schlegels also face an uncertain future when they are evicted from their home, which is due to be demolished to make way for luxury flats. Margaret and Helen come to the aid of Jacky Bast, who turns up on their doorstep pleading with them to help her husband. However, their act of charity has unintended consequences.

Still searching for a new home, Margaret receives an offer from Henry which changes her plans significantly.
While Margaret becomes more involved with the Wilcox family, Helen is incensed by the unfair fate of the struggling Basts. In a dramatic encounter at Evie Wilcox's wedding the three families collide, and Henry's past is thrust into the present.

Margaret is forgiving of Henry's past transgressions and decides to uphold their engagement, while Helen leaves for Europe with no explanation, only agreeing to return to London when further tragedy strikes the Schlegel family. Margaret and Tibby are desperate to be reunited with their sister, and turn to Henry for help - leading to a plan that could reunite their family and resolve the issues at Howards End - leading to a final encounter between the three families.