Leasehold reform 2026: marriage value, ground rent and what's delayed

Marriage value has not been abolished yet, and there is no confirmed date. The Leasehold and Freehold Reform Act 2024 became law in May 2024, but only a handful of its changes are in force. The rest, including cheaper lease extensions and the proposed £250 ground rent cap, are waiting on new legislation, consultations and a court appeal. Here is where each reform stands, and what it means if you own, buy or sell a leasehold home.

Last checked 17 September 2026. This page covers England and Wales. We will update it as dates are confirmed.

Marriage value

Still payable

Abolition is in the 2024 Act but not in force. No start date set

Two-year ownership rule

Scrapped

Since 31 January 2025 you can extend your lease straight after buying

Ground rent cap

£250 proposed

In a draft Bill only. The government has said it could start in late 2028

Commonhold and Leasehold Reform Bill

Not yet introduced

Promised for this parliamentary session

Leasehold reform status tracker, September 2026

An Act becoming law is not the same as its rules applying. Most parts of the Leasehold and Freehold Reform Act 2024 need commencement regulations before they take effect, and only three sets had been made by late August 2026.

When will marriage value be abolished?

There is no date yet. The government says it cannot switch on the valuation changes, including abolishing marriage value, until it fixes some flaws in the 2024 Act through new primary legislation. It plans to do that in the Commonhold and Leasehold Reform Bill, which had not been introduced to Parliament by 17 September 2026.

Three things have to happen first:

1. New Bill passedThe Commonhold and Leasehold Reform Bill must fix the 2024 Act. The Prime Minister said on 1 September 2026 it will come this session.
2. Rates setThe consultation on deferment and capitalisation rates closes on 21 October 2026. The rates then go into regulations.
3. Appeal decidedFreeholders lost in the High Court in October 2025 but won permission to appeal. A hearing has been reported for April 2027.
4. CommencementRegulations bring the new valuation method into force. Until then, the old rules apply.

In March 2026 the housing minister told MPs the government aimed to have its new laws in place by 2029. On current timings, 2027 looks like the earliest realistic start, and later is quite possible. Nobody can give you a firm date.

Marriage value is the extra value a longer lease adds to a flat. Today it only applies when your lease has less than 80 years left, and you pay half of it to the freeholder on a statutory extension.

Why are leasehold reforms delayed?

The main leasehold reform delays come down to four things:

• Flaws in the 2024 Act. The Act was passed quickly before the 2024 general election. The government says some errors can only be corrected by a new Act.
• Detailed regulations. Much of the Act works through secondary legislation, and each set needs consultation first.
• The legal challenge. Large freeholders, including the Grosvenor and Cadogan estates, argue the valuation changes breach their property rights. The High Court rejected this in October 2025. The Court of Appeal gave permission to appeal on 1 April 2026.
• Parliamentary time. The follow-up Bill was confirmed in the King's Speech in May 2026 but still has to pass both Houses.

Leasehold reform timeline

Key dates so far, and what is still expected

Will leasehold be abolished in the UK?

Not for existing homes. The plan is to stop most new leasehold, not to cancel the leases people already own.

• New houses: the 2024 Act bans most new leasehold houses, but that part is not yet in force.
• New flats: the draft Commonhold and Leasehold Reform Bill would ban most new leasehold flats and make commonhold the default, where each owner owns their flat outright and the building is run by an owners' association.
• Existing leaseholders: the draft Bill would make it easier to convert a building to commonhold. Until then, leases carry on as now.

Scotland ended most long residential leases years ago, and Northern Ireland has its own rules. For the basics of each tenure, see our guide to freehold vs leasehold.

When will ground rent be abolished?

It depends when your lease was granted.

Why ground rent matters for mortgages is covered in our older piece, leasehold reform: why ground rent matters.

What it means for buyers, sellers and mortgages

Lenders judge a leasehold flat on today's rules, not promised ones. Two things cause most problems: a short lease and an unusual ground rent.

What flat owners can do now

If your lease is close to 80 years, waiting for reform is a gamble. Each year the lease shortens, the premium can rise, and there is no firm date for marriage value to go. If you have well over 80 years, waiting carries less risk.

The statutory route to extend a flat lease usually looks like this:

1. Get a valuationA surveyor experienced in lease extensions estimates the premium, including any marriage value.
2. Serve a section 42 noticeYour solicitor serves this notice on the freeholder, proposing a price. It fixes the valuation date.
3. Counter-noticeThe freeholder replies by the date in your notice, which must be at least two months away, accepting or proposing a different price.
4. Agree or applyMost cases settle. If not, you can apply to the tribunal, usually within six months of the counter-notice.

Under current rules you get an extra 90 years at zero ground rent, and you normally pay the freeholder's reasonable legal and valuation costs as well as your own. The Leasehold Advisory Service offers free guidance. If a lease problem sits alongside other unusual features, such as a flying freehold, raise it with your solicitor early.

We arrange mortgages, not lease extensions. Get legal advice from a solicitor and valuation advice from a qualified surveyor before serving any notice. Missing a deadline can cost you your claim.

Frequently asked questions

Is the Leasehold and Freehold Reform Act 2024 in force?

Only partly. The two-year rule removal, right to manage changes and some building safety changes are in force. The valuation changes, 990-year extensions, service charge rules and leasehold house ban are not.

Has marriage value been abolished in 2025 or 2026?

No. It still applies to lease extensions and freehold purchases where the lease has less than 80 years left. No commencement date had been set by 17 September 2026.

Should I wait for marriage value to be abolished before extending?

It depends on your lease length and how long reform takes. Get a valuation now so you know the cost of waiting. If your lease is near 80 years, or you plan to sell or remortgage soon, waiting could cost more.

Will the new rules make my lease extension cheaper?

For many short leases, probably. But the final rates are still out for consultation, so some premiums could go up or down compared with today.

Can I get a mortgage on a flat with a short lease?

Sometimes, but fewer lenders will lend and terms may be tighter. A common option is to extend the lease first or as part of the purchase. A broker can check which lenders fit your lease.

How we can help

Leasehold reform is moving slowly, and mortgage lenders still assess flats on the lease you have today. Before you buy, sell or remortgage a leasehold home, it helps to know how lenders will view its lease length and ground rent.

Quick Mortgages is whole-of-market and not tied to any lender, with access to more than 110 lenders including specialist lenders. We charge no broker fees and help clients across the UK from our Birmingham office.

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Disclaimer:

This article is for general guidance purposes only and does not constitute legal, financial, or professional advice. Mortgage products and their terms can vary, and it is important to seek advice from a qualified, regulated professional who can assess your individual circumstances. Please ensure you consider your unique needs before making any financial decisions.

While every effort is made to ensure that the information provided on this blog is accurate and up-to-date, we do not guarantee its completeness or accuracy. The mortgage market can change rapidly, and the information on this blog may become outdated. We recommend verifying any information before acting on it and seeking tailored advice.

THINK CAREFULLY BEFORE SECURING OTHER DEBTS AGAINST YOUR HOME. YOUR HOME OR PROPERTY MAY BE REPOSSESSED IF YOU DO NOT KEEP UP REPAYMENTS ON A MORTGAGE OR ANY OTHER DEBT SECURED ON IT.