The Leasehold and Freehold Reform Act 2024 received Royal Assent in May 2024 and rewrote large parts of the enfranchisement and administrative regimes for residential leasehold. Much of it is not yet in force. This guide tracks what has commenced and what has not — the position changes; always verify at the date of any application.
Headline changes
- 990-year lease extensions (up from 90 for flats, 50 for houses) at a peppercorn.
- Two-year ownership requirement removed for statutory extensions and enfranchisement.
- Marriage value abolished — a very large price cut for leases with <80 years unexpired.
- Non-residential threshold raised from 25% to 50% in collective enfranchisement.
- Standardised valuation rates to be prescribed by regulations.
- Landlord's process costs in enfranchisement/extensions cannot be recovered from the leaseholder.
- Ban on new leasehold houses and rentcharges reform.
What is actually in force
As of the date of this guide, a subset of administrative provisions has commenced. The valuation reforms, cost abolition, and 990-year extensions are pending secondary legislation. Do not assume commencement until it happens.
Timing strategy
- Leases just over 80 years: waiting risks continuing shortening; extending now locks in current mechanics.
- Leases well under 80 years: waiting saves the marriage value proportion of the premium — often 25–40% of the total.
- Landlord costs sensitive: the s.60/s.33 cost abolition is a meaningful saver but only on commencement.
Related
- [Statutory lease extension: 90 years](/guides/statutory-lease-extension-90-years-guide-for-flat-leaseholders)
- [Leasehold enfranchisement premium](/guides/leasehold-enfranchisement-costs-and-premium-calculator-2026)
Frequently asked questions
Has marriage value been abolished yet?＋
The primary Act contains the abolition but it depends on commencement regulations. As of the date of this guide, marriage value still applies to leases with under 80 years unexpired.
Are ground rents on existing leases banned?＋
The Act contains powers but ground rent reduction on existing leases has not commenced. New long residential leases have zero ground rent under the 2022 Act.
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