Why extend your lease?
A shorter lease can make a flat harder to sell or mortgage. An extension adds years to your ownership and can protect its value. Lenders set their own requirements, so check the terms of your mortgage rather than relying on a single minimum lease length. GOV.UK explains your options (opens in a new tab).
This guide covers flats. Leasehold houses follow a different statutory route, explained in LEASE's guidance for houses (opens in a new tab).
General information, checked on 8 October 2026, rather than advice on an individual lease. Ask a specialist solicitor and valuer to check eligibility, notice deadlines and the premium before starting a claim.
Your rights under the current rules
A qualifying flat leaseholder can buy a statutory extension adding 90 years to the remaining term, with a peppercorn ground rent for the new lease. A peppercorn means no monetary ground rent; service charges still apply. The right comes from section 56 of the 1993 Act (opens in a new tab).
You normally need a lease originally granted for more than 21 years. Exceptions include business leases and certain charitable housing tenancies. Check unusual leases, including shared ownership, with your solicitor. See LEASE's eligibility guidance (opens in a new tab).
The two-year wait has ended
The ownership waiting period was removed in England and Wales on 31 January 2025 by SI 2025/57 (opens in a new tab). Qualifying purchasers can start once registered as the leaseholder; they no longer need to wait two years.
The 80-year rule and marriage value
Under the current valuation rules, marriage value is treated as zero when the lease has more than 80 years left at the relevant valuation date. At 80 years or fewer, the landlord's share is 50% of the marriage value. For a statutory flat extension, service of the Section 42 notice fixes that date. See Schedule 13 of the 1993 Act (opens in a new tab) and LEASE's explanation (opens in a new tab).
Marriage value measures the increase in the combined value of the landlord's and leaseholder's interests after the extension. It is not simply the difference between the flat's sale value before and after extension. A valuer must also account for the landlord's reduced interest. The premium has other components, including lost ground rent and the delayed return of the property to the landlord.
Check before the lease reaches 80 years
Ask your solicitor to confirm the exact remaining term and your valuer to compare your options. An announced reform does not stop the lease running down or extend a notice deadline.
What to budget for
Get a valuation for your own lease. The remaining term, flat value, ground rent provisions and valuation assumptions affect the premium. The LEASE calculator (opens in a new tab) gives an estimate, not a binding price or a substitute for a specialist valuation.
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The premium
Ask your valuer for a reasoned offer and a budget for negotiation. Budget for a deposit too: after your section 42 notice, the landlord may demand 10% of the proposed premium or £250, whichever is greater.
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Professional and registration costs
Get written quotes from your solicitor and valuer, including VAT, registration and other disbursements.
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The landlord's reasonable costs
Current law makes you responsible for specified reasonable costs, including checking your claim, valuation and granting the lease. That is not a blanket obligation to pay every bill or the landlord's tribunal costs. See section 60 (opens in a new tab) and LEASE's costs guidance (opens in a new tab).
The formal process
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Check the title and get a valuation
Ask your solicitor to establish eligibility and identify the landlord who can grant the extension.
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Serve the Section 42 notice
The notice starts the claim and proposes a premium and terms. It must go to the competent landlord, with copies to relevant intermediate landlords. See the notice requirements (opens in a new tab).
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Track the response and negotiation deadlines
The counter-notice deadline in your notice must allow at least two months. If the right is admitted but terms remain disputed, either party can apply to the tribunal after two months and within six months of the counter-notice. England uses the First-tier Tribunal (Property Chamber); Wales uses the Leasehold Valuation Tribunal. Different court routes apply to a missing response or a disputed right. If the landlord gives no counter-notice, apply to the county court within six months of the counter-notice deadline. Missing that deadline means the claim is treated as withdrawn. See LEASE's deadline guide (opens in a new tab).
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Complete and register the lease
Have your solicitor track completion deadlines and register the new lease. Normally completion must follow within two months of final agreement or of the tribunal decision becoming final. You then have a further two months to apply to the court. The tribunal can set a different first period. Missing the court deadline means the claim is treated as withdrawn.
The statutory process is governed by Part I, Chapter II of the 1993 Act (opens in a new tab). Missing a deadline can put the claim at risk; keep a written timetable with your solicitor.
Negotiating an informal extension
You can ask the landlord for an agreed extension, but they do not have to accept. Compare the full proposed lease with your statutory rights: the premium, length, ground rent and any changed clauses all matter. The Leasehold Reform (Ground Rent) Act 2022 (opens in a new tab) also limits ground rent on informal extensions. It took effect for ordinary leases on 30 June 2022 (commencement regulations (opens in a new tab), regulation 3). Where the replacement lease is regulated by the 2022 Act, rent cannot exceed the old lease's rent for its original term. The added years must carry only a peppercorn. Check the government's guidance on regulated leases and voluntary extensions (opens in a new tab). For shared ownership, the restriction applies to the tenant's share. Rent is still allowed on the landlord's share (sections 1 and 6). Get independent advice before agreeing terms. See LEASE's informal extension guide (opens in a new tab).
Upcoming changes: October 2026
The 2024 Act provides for 990-year statutory extensions, abolition of marriage value and changes to valuation and process costs. These changes are not yet available. The government's 7 September 2026 update (opens in a new tab) says regulations and corrections through a further Bill are still needed. It gives no firm commencement date.
The valuation rates consultation (opens in a new tab) opened on 15 July 2026. As checked on 21 October 2026, its published closing time is 23:59 on 21 October 2026, following the September extension. The separate process-cost consultation (opens in a new tab) closed at 23:59 on 23 September 2026. These proposals do not change current costs or valuation law. Discuss whether to proceed or wait with your advisers; proposed savings are not a quote for your claim.
Next steps and sources
Find your lease and title, confirm the remaining term, and request legal and valuation quotes. Discuss the options with neighbours if several owners are considering extensions. For community coordination, explore discussions on Residents Circle.