Leasehold Reform in England: What Is in Force and What Is Not (October 2026)

Some of the changes in the Leasehold and Freehold Reform Act 2024 and its follow-up measures are in force; others have not started. This page lists each one with its status on 20 October 2026, taken from the government's leasehold toolkit for England, published on 20 May 2026.

Checked 20 October 2026. We make no predictions about dates: the government has not given one for most of these.

Status of each measure

Where each change stands on 20 October 2026:

• Two-year ownership rule for lease extensions and freehold purchases: In force. It ended on 31 January 2025.
• Right to Manage improvements: In force (March 2025).
• Building safety protections for leaseholders: In force. The leaseholder protections began under the Building Safety Act 2022; the toolkit dates the latest building safety measures to July 2024.
• Assured tenancy changes for long leases: In force (27 December 2025).
• New valuation rules for lease extensions and freehold purchases: Not in force. The government plans a consultation on valuation rates in 2026.
• Cap on existing ground rents: Not in force. The draft Bill would cap them at £250 a year, becoming a peppercorn after 40 years.
• Ban on new leasehold houses: Not in force. No date given.
• Forfeiture: ending loss of the home for minor lease breaches: Not in force. In the draft Bill.
• Commonhold as the default for new flats: Not in force. In the draft Bill.
• Service charge transparency: Not in force. The government says it will start these rules "as quickly as possible", with no date.
• Standard format for service charge demands: Not in force. No date given.
• Rules on buildings insurance commission: Not in force. No date given.

What it means today

• If you want to extend your lease. If your lease qualifies, you can claim as soon as you own the flat. The current valuation rules still apply, and the lease gets shorter each year: marriage value is part of the premium once 80 years or fewer are left. Our guide to extending a lease explains the steps and what affects the cost.
• If you are buying a leasehold flat. Lease length, ground rent and service charge still decide how easy the flat is to mortgage and resell. See buying a leasehold flat. A proposed cap on existing ground rents is not law, so the lease terms apply as written. Most new long leases granted since 30 June 2022 already have a peppercorn (zero) ground rent under the Leasehold Reform (Ground Rent) Act 2022.
• If you are selling. The paperwork has not changed: the management pack, and for taller buildings the leaseholder deed of certificate.
• If you are comparing freehold and leasehold. See freehold vs leasehold and share of freehold.

Our leasehold and lease extension page explains the work we do.

How we keep this page up to date

Each time we check, we re-read the government's toolkit and change the status column and the date at the top. If you read this page long after the date at the top, check the toolkit for the current position.

Questions people ask

Has the two-year rule for lease extensions ended?

Yes. It ended on 31 January 2025, so if your lease qualifies you can claim a lease extension as soon as you own the flat.

Is marriage value abolished?

Not yet. The new valuation rules in the 2024 Act were not in force on 20 October 2026, so the current rules still apply.

Is there a cap on ground rent?

Not yet for existing leases. A draft Bill proposes a £250 cap, becoming a peppercorn after 40 years, but it is not law.

Sources

Leasehold reform, what is in force: the government's leasehold toolkit for England, published 20 May 2026, checked 20 October 2026.

The Act: Leasehold and Freehold Reform Act 2024.

This is general information about leasehold law in England, not advice on your lease. Leasehold law is changing; check the position that applies when you act.