The Leasehold and Freehold Reform Act 2024 is the most significant shake-up of property law in a generation. However, while the Act has passed, it is being rolled out in stages. Use this tracker to see which reforms are "Live" and which are still "Pending."
Not every part of the 2024 Act became law immediately. The government is using "Statutory Instruments" to trigger different sections at different times.
| Reform Feature | Status | Impact |
|---|---|---|
| 2-Year Ownership Rule | Live | You no longer need to own a flat for 2 years before extending. |
| New 990-Year Terms | Pending | Standard extensions will move from 90 to 990 years. |
| Marriage Value Removal | Pending | The abolition of the "80-year trap" is still awaiting secondary legislation. |
| Service Charge Transparency | Live | Managing agents must now use a standardised format for invoices. |
The most anticipated change is the removal of Marriage Value. This is the extra fee paid to landlords when extending a lease with fewer than 80 years remaining.
While the 2024 Act mandates the removal of marriage value, the "deferment rate" (the math used to calculate the price) is currently being debated in the 2025/26 consultations. Until the government sets these rates, the old valuation system remains in place.
If you are nearing the 80-year mark, the decision to "wait for the Act" vs "extend now" depends on the current value of your property. You can use our Lease Extension Calculator to see the current estimated cost.
The roadmap for full implementation is currently focused on three major pillars:
If your lease is at 82 or 83 years, you should consider extending now. If the legislation is delayed and you drop below 80 years, you could face much higher costs under the current "Marriage Value" rules before the new Act is fully triggered.
Yes, for the most part. The 2024 Act makes it significantly harder for developers to sell new houses as leasehold, though some exceptions remain for "complex" mixed-use sites.
The proposal to cap all existing ground rents at £250 or a "peppercorn" was not in the original 2024 Act. It is currently the subject of an ongoing 2025/26 parliamentary review.
Legislation changes the rules, but the numbers stay personal to your property. Use our tools to track how these reforms might affect your wallet: