Lease Extension UK 2026: Your Rights Under the Leasehold and Freehold Reform Act
The Leasehold and Freehold Reform Act 2024 (LRFA) is the most significant change to leasehold law in England and Wales since the Commonhold and Leasehold Reform Act 2002. For the 4.98 million leasehold properties in England alone, the Act creates new rights to extend leases on much better terms — but the implementation timeline and eligibility rules matter enormously.
990 years
"Standard lease extension term under the Leasehold and Freehold Reform Act 2024 — replacing the previous 90-year extension. Zero ground rent included as standard."
— Leasehold and Freehold Reform Act 2024, Part 1
What is a lease extension? A statutory process by which a leaseholder can extend their lease term and/or reduce the ground rent, using rights granted by Parliament rather than negotiating commercially with the freeholder. The LRFA 2024 significantly improved these rights by extending the standard term from 90 to 990 years, mandating zero ground rent, and making valuation fairer for leaseholders.
What the 2024 Act changed: before vs after
| Aspect | Before LRFA 2024 | After LRFA 2024 |
|---|---|---|
| Extension term | 90 years added to remaining term | 990 years from original term |
| Ground rent after extension | Peppercorn (effectively zero) | Zero — legally mandated |
| Eligibility (ownership period) | Must have owned 2 years | No minimum ownership period |
| Marriage value | Payable on leases under 80 years | Abolished |
| Freeholder's legal costs | Leaseholder pays freeholder's costs | Each party pays own costs |
Eligibility criteria under the LRFA 2024
You hold a long lease (over 21 years originally granted)
This covers the vast majority of residential flats sold under long leases in England and Wales. Commercial leases are excluded.
The property is a flat or house in England or Wales
Scotland and Northern Ireland have different leasehold frameworks. The LRFA applies to England and Wales only.
No minimum ownership period (LRFA 2024 removed the 2-year rule)
Previously you had to own the property for 2 years before you could apply for a statutory lease extension. This requirement was abolished.