Guides › Rent and Deposits › Leasehold Reform: Lease Extensions and Ground Rent
Leasehold Reform: Lease Extensions and Ground Rent
The Leasehold and Freehold Reform Act 2024 changes how lease extensions and freehold purchases work in England and Wales. You pay your own costs but not your freeholder's, you can extend by 990 years with no ground rent, and marriage value is removed. The government says the changes will take effect as soon as possible, so check what applies when you ask.
At A Glance
Your Rights
What the rules say, with a link to the official source for each.
The 2024 Act
Main Changes
You pay your own process costs (conveyancer and valuer) but not your freeholder's, which could save hundreds or even thousands of pounds. You can extend your lease by 990 years with no ground rent. Marriage value is removed, which significantly cuts the price for leases with 80 years or fewer remaining. Ground rent used in the price calculation is capped at 0.1% of the property value. source
Not Yet Settled
The changes take effect as soon as possible but no date is given. Valuation rates and contribution amounts are being consulted on, and a forthcoming Commonhold and Leasehold Reform Bill is to fix issues. Freeholders challenged some reforms: the government won in the High Court, but the decision is under appeal. A proposed cap on ground rent for older leases (January 2026) of £250 a year, becoming a peppercorn after 40 years, is a proposal only. source
Time Limits to Know
Miss a deadline and you can lose a right. Check the dates on your own paperwork.
- 990 yearsLease extension, no ground rentUnder the 2024 Act
Steps to Take
Step 1 of 5
Check how many years are left on your lease.
Step 2 of 5
Ask LEASE for free advice before you act.
Step 3 of 5
Check which reforms are in force on GOV.UK.
Step 4 of 5
Get a valuation and a conveyancer quote before serving any notice.
Step 5 of 5
Keep copies of your lease and ground rent demands.
(Tap the numbers to reveal steps)
Where to Go If It Is Not Put Right
Your options, in order, and when each one applies.
Leasehold Advisory Service (LEASE)
Free, independent leasehold advice.
Shelter England
Free advice on deposit claims and eviction notices.
Citizens Advice
Free advice on any renting problem.
Good to Know
Small things that make your complaint stronger.
Leases and circumstances vary. Do not rely on a proposal: it is not law until Parliament passes it.
The page covers England and Wales.
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Lead reviewer
Luke Marley
Founder and Lead Reviewer
Luke founded CPUK in 2026 after seeing how hard it is for ordinary people to get problems with companies put right. He oversees our guides and checks them against official sources.
Research by Katie Burt, Co-founder and Operations Lead (17 years in the care sector, including managing services for vulnerable adults), and the CPUK Research Team. Researched with AI-assisted research tools, then checked and corrected by our team.
Last checked: 14 October 2026. We are not paid by the companies we write about. Adverts never affect our guidance. Read our editorial policy.
Sources and official links
- gov.uk/government/consultations/leasehold-enfranchisement-valuation-rates/plain-english-explainer-extending-your-lease-or-buying-your-freehold-its-getting-cheaper-and-easier Checked 14 October 2026
- lease-advice.org Checked 8 October 2026
- england.shelter.org.uk/housing_advice/tenancy_deposits/check_your_tenancy_deposit_is_protected/deposit_not_protected Checked 12 October 2026
- citizensadvice.org.uk Checked 8 October 2026