BetterLeasehold

Law tracker

Leasehold law is changing and a lot of guidance online is out of date. This page shows what already applies, what has been passed but is still waiting, and what is only proposed.

Last checked 2 October 2026

Right to Manage today

  • Up to 50% commercial space. Mixed-use blocks can now qualify.
  • Pay your own costs. You no longer normally pay the landlord’s costs of a claim.
  • Updated company rules. RTM companies use the updated standard rules.

All in force since 3 March 2025.

Timeline

2026

  1. Proposed

    Plans to license managing agents and cap fees

    The government announced plans to cap fees landlords charge, such as for permission to keep a pet, and to require managing agents to hold a licence overseen by a new regulator.

    For RTM: If your RTM company hires a managing agent, the agent would in future need to be licensed. Details and timing are still to be consulted on.

    Source: LEASE, leasehold reforms

  2. Proposed

    MPs publish their review of the draft Bill

    A committee of MPs examined the draft Bill and published its findings. The government is now considering them.

    Source: House of Commons Library

  3. Proposed

    Government confirms the new Bill is coming

    The King’s Speech confirmed the Commonhold and Leasehold Reform Bill will go before Parliament in the 2026–27 session.

    For RTM: The Law Commission’s suggested Right to Manage improvements are not in this Bill, so they would need a separate law.

    Source: House of Commons Library

  4. Proposed

    Draft Commonhold and Leasehold Reform Bill published

    An early version of the new law, published for MPs to review. It would:

    • Cap ground rent on existing leases at £250 a year, falling to zero after 40 years (possibly from 2028).
    • Make most new flats commonhold, where the owners jointly own the building (possibly from 2029).
    • Replace forfeiture, the landlord’s power to take back a flat over a breach of the lease.
    • Fix the 2024 Act so its lease extension and freehold changes can start.

    Source: House of Commons Library

2025

  1. In force

    Right to Manage becomes easier and cheaper

    Three changes from the 2024 Act started for RTM claims.

    For RTM: Blocks with up to 50% commercial space can now claim (previously 25%), you no longer normally pay the landlord’s costs of your claim, and the standard rules for RTM companies were updated.

    Source: Leasehold and Freehold Reform Act 2024, ss.49-52

  2. In force

    No more two-year wait

    You no longer need to have owned your flat for two years before you can extend your lease or join in buying the freehold.

    Source: Leasehold and Freehold Reform Act 2024, s.27

2024

  1. Passed, not all in force

    Leasehold and Freehold Reform Act 2024 passed

    Parliament passed the Act, but most of it only starts when the government sets a date. Most lease extension and freehold changes also need fixes from the new Bill first.

    Already in force

    • No two-year wait to extend your lease or buy the freeholdJanuary 2025
    • Mixed-use blocks with up to 50% commercial space can claim RTMMarch 2025
    • No paying the landlord’s costs of an RTM claimMarch 2025
    • Stronger powers to make those responsible fix building safety defectsOctober 2024

    Still waiting

    • 990-year lease extensions with no ground rentAfter the new Bill
    • No more “marriage value”, an extra cost on leases with 80 years or fewer leftAfter the new Bill
    • Paying only your own costs when extending your lease or buying the freeholdAfter the new Bill
    • Ground rent counted at no more than 0.1% of the property’s value in the priceAfter the new Bill
    • Mixed-use blocks with up to 50% commercial space can buy the freeholdNo date yet
    • Clearer service charge bills and insurance commissionsFrom 2027
    • Ban on new leasehold housesNo date yet

    Source: Leasehold and Freehold Reform Act 2024

2022

  1. In force

    Ground rent ended for most new leases

    Most new long leases on homes granted from this date cannot charge any real ground rent. Existing leases are not affected.

    Source: Leasehold Reform (Ground Rent) Act 2022

  2. In force

    Protection from building safety bills

    Limits on what many leaseholders can be charged to fix older building safety problems such as unsafe cladding.

    For RTM: If your block has safety defects, check how these protections apply before taking over management.

    Source: Building Safety Act 2022

2020

  1. Proposed

    Law Commission recommends RTM improvements

    The Law Commission, which advises the government on changing the law, recommended making RTM claims cheaper, quicker and more flexible.

    For RTM: A few ideas became law in 2024, such as the 50% limit and the costs rule. Most have not yet.

    Source: Law Commission

2003

  1. In force

    The Right to Manage begins in England

    Leaseholders gained the right to take over the management of their block through an RTM company, without having to prove the landlord did anything wrong.

    Source: Commonhold and Leasehold Reform Act 2002

Jargon buster

Bill
A proposed law going through Parliament.
Act
A Bill that Parliament has passed. Parts of it may start later.
In force
Actually applies now.
Commonhold
Owning a flat where the owners jointly own the building, with no landlord.
Marriage value
An extra amount added to the price of extending a short lease.

Start dates can change. Check legislation.gov.uk before relying on anything here. This page is general information, not legal advice.