Leasehold reform tracker: what is in force for flat lease extensions

Status of lease-extension and enfranchisement provisions

Other parts of the Act (context, not lease-extension pricing)

SI 2026/1128 applies to England only and concerns service charges and related costs, not flat lease-extension premiums. Do not read those England dates as applying to Wales or to statutory lease extensions.

What has not changed (yet) for flat lease extensions

• Statutory flat lease extensions still run under the Leasehold Reform, Housing and Urban Development Act 1993: a further 90 years added to the remaining term at a peppercorn ground rent.
• Marriage value is still part of the statutory premium where the lease has 80 years or fewer remaining (1993 Act, Schedule 13). The 2024 Act removes it only once s.37 and the related provisions commence.
• Deferment and capitalisation rates are still argued case by case by valuers and, if needed, decided by the tribunal; prescribed rates do not yet exist.
• The 990-year extension is not yet available as a statutory right.
• Leaseholders still generally pay the landlord’s reasonable costs on a statutory claim; the “each side pays its own costs” rule is not in force for lease extensions.

The government’s own consultation document states that “the new enfranchisement valuation methodology introduced by the LFRA 2024 cannot be brought into force without the deferment and capitalisation rates being set by the government in secondary legislation”, and that it “cannot commence these enfranchisement provisions without rectifying a small number of specific flaws in the 2024 Act through primary legislation” via a forthcoming Commonhold and Leasehold Reform Bill.

Source: GOV.UK — leasehold enfranchisement valuation rates.

Timeline

Court challenge: GOV.UK states that freeholders challenged certain enfranchisement reforms in the High Court, the government won, and the decision is under appeal.

Source: GOV.UK plain-English explainer.

Should I wait to extend my lease?

We cannot tell you that — it depends on your remaining term, your sale or remortgage plans, your landlord, and dates nobody has announced. What we can say is that there is no published commencement date for the cheaper valuation method, and leases keep shortening while you wait. Ask a solicitor and an enfranchisement valuer to compare acting now with waiting, for your lease. Free independent guidance: The Leasehold Advisory Service.

How we check this tracker

1. Search legislation.gov.uk for every statutory instrument titled “Leasehold and Freehold Reform Act 2024 (Commencement …)”, and read each made instrument in full, including its “Note as to earlier commencement regulations”.
2. Read each relevant section’s “Commencement Information” on legislation.gov.uk. The revised text there can lag a newly made SI, so the made SIs are treated as authoritative.
3. Check GOV.UK for consultation outcomes and government statements.
4. Check UK Parliament’s bills database for the Commonhold and Leasehold Reform Bill.
5. A provision is marked “in force” only when a made SI or the Act itself brings it into force on or before the check date. Otherwise it is “not in force”. We never infer a date from news reports.

Change log

Spotted an error or a new commencement order? Email hello@lease-extension-pro.co.uk with the source link. This inbox is not a legal service and is not monitored for deadlines.