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Leasehold reform: what the Leasehold and Freehold Reform Act 2024 actually changes — Articles

The Leasehold and Freehold Reform Act 2024 received Royal Assent on 24 May 2024 — the most significant overhaul of residential leasehold law in England and Wales since the Commonhold and Leasehold Reform Act 2002. But Royal Assent does not mean the changes take effect immediately. Most provisions require a commencement order from the Secretary of State before they become law. This article tracks what is already in force, what is still outstanding, and what leaseholders can do now.

What is already in force

Several provisions came into force at Royal Assent on 24 May 2024 or shortly after:

Abolition of the two-year ownership rule for lease extensions: Leaseholders no longer need to have owned their flat or house for two years before applying to extend their lease. You can apply the day after completion.
Peppercorn ground rent on extended leases: Any new statutory lease extension (whether for a flat or a house) now runs for 990 years at a peppercorn (zero) ground rent. This applies to extensions completed after commencement.
Prohibition on new leasehold houses: Developers cannot grant new residential long leases on houses (with limited exceptions). All new houses must be freehold from the date this provision came into force.
Ground rent cap for existing leases: The Leasehold Reform (Ground Rent) Act 2022 (which predates the 2024 Act) already capped ground rent at a peppercorn for new leases granted after 30 June 2022. The 2024 Act builds on this.

What is not yet in force (as at October 2026)

The following provisions require commencement orders that have not yet been made. The Government has indicated it intends to commence them in stages, but no commencement dates have been confirmed for all of them:

Right to manage reforms: Expanding the right to manage to cover more buildings and removing the 25% non-residential limit.
Service charge transparency: New standardised service charge summaries and accounts, including the right to challenge unreasonable administration charges through a standardised process. See also the recent Upper Tribunal ruling on service charge reasonableness.
Building insurance reform: Caps on commissions and requirements to disclose insurance commissions to leaseholders.
Enfranchisement premium calculations: A new formula for calculating the premium to extend a lease or buy the freehold, replacing the existing "marriage value" element for leases with fewer than 80 years remaining. This is one of the most financially significant reforms for leaseholders with short leases.
Commonhold reinvigoration: Measures to make commonhold (an alternative to leasehold) more attractive and accessible.

The Government published a leasehold reform guidance page on GOV.UK tracking commencement. For the latest on the commencement date for the premium calculation reforms, see the news item on leasehold reform commencement.

What leaseholders can do today

Extend your lease now if it is approaching 80 years. The premium calculation reform is not yet in force — once it is, the formula changes in a way that may be more or less favourable depending on your situation. The current marriage value element makes extensions significantly more expensive once a lease drops below 80 years, so extending now (under the current formula) may be preferable. Instruct a surveyor experienced in lease extension valuations and a solicitor with a Law Society Leasehold accreditation.

Apply for a lease extension without the two-year wait. If you have recently purchased a flat and want to extend your lease, you can now do so immediately — the two-year ownership requirement was abolished at Royal Assent in May 2024.

Challenge unreasonable service charges. The First-tier Tribunal (Property Chamber) already has jurisdiction to assess whether service charges are reasonably incurred under Landlord and Tenant Act 1985, s.19. This right predates the 2024 Act. A recent Upper Tribunal decision confirmed the right applies even where the lease grants the landlord wide discretion.

Consider right to manage. If you live in a block of flats, leaseholders may be able to take over the management of the building without buying the freehold through a right to manage (RTM) company under the Commonhold and Leasehold Reform Act 2002. While the 2024 Act will expand RTM rights, the existing RTM regime is already in force.

The bigger picture: why does this matter?

Around 4.9 million homes in England are owned leasehold. Leaseholders pay ground rent, service charges, and permission fees, and face significant costs when extending their lease or buying their freehold. The 2024 Act addresses decades of criticism from consumer groups and the Law Commission. The Housing Ombudsman handles complaints about the management of leasehold properties. For a broader overview of the property purchase process, see the buying a home legal process article. The making a will guide covers how leasehold property passes on death.

This article is for general information only and is not legal advice. Always check the official source and consult a qualified lawyer for your situation.

What is already in force

What is not yet in force (as at October 2026)

What leaseholders can do today

The bigger picture: why does this matter?

Questions about this article