Extending a lease
Leaseholders of flats can usually extend by 90 years at a zero ground rent; houses by 50 years. Costs rise sharply below 80 years.
Under current law a qualifying flat owner can claim a lease extension of 90 years on top of the remaining term, with ground rent reduced to zero. House leaseholders can extend by 50 years or may be able to buy the freehold.
The price is a premium worked out by valuers. When fewer than 80 years remain, 'marriage value' is added, which can make it much more expensive. Extending before 80 years is usually cheaper.
The Leasehold and Freehold Reform Act 2024 is law but most of it is not yet switched on. When commenced, it will make the standard extension 990 years and remove marriage value. As of 5 November 2026, those parts are not yet in force, so don't wait on them without advice.
You can agree an informal extension with the freeholder, but check the terms carefully (some add new ground rent). The formal statutory route protects you.
What to check
- Years remaining and whether it's above or below 80
- A valuer's figure for the premium
- Statutory route or informal deal? Get the terms in writing
Who can help
A leasehold valuer and a solicitor experienced in lease extensions.
Official sources
Checked 5 November 2026. General information for England and Wales, not legal advice.