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If you own a flat or house on a long lease (typically 99 or 125+ years), you are a leaseholder. Your rights are governed primarily by the Landlord and Tenant Act 1985, the Leasehold Reform Housing and Urban Development Act 1993, the Commonhold and Leasehold Reform Act 2002, and the Leasehold Reform (Ground Rent) Act 2022. As a leaseholder, you have important statutory rights regarding service charges, management of your building, lease extensions, and collective enfranchisement (buying the freehold).
Last updated: 2026-03-01
Your Rights
Right to Challenge Service Charges
You have the right to challenge unreasonable service charges at the First-tier Tribunal (Property Chamber). Service charges must be reasonable and the work or services must be of a reasonable standard. The landlord must consult you before carrying out qualifying works costing more than £250 per leaseholder (s.20 consultation).
Right to a Lease Extension
If you have owned your flat for at least 2 years, you have the right to a 90-year extension (on top of your remaining term) at a peppercorn ground rent, in exchange for a premium. The landlord cannot unreasonably refuse. Proposed reforms under the Leasehold and Freehold Reform Act 2024 will extend this to 990 years.
Right to Manage (RTM)
Leaseholders of flats can collectively take over the management of their building without having to prove fault on the part of the landlord. At least two-thirds of the flats must be held by qualifying tenants. The RTM company takes over the landlord's management functions including maintenance, insurance, and service charge collection.
Right to Collective Enfranchisement
Leaseholders of flats can collectively purchase the freehold of their building. At least half of the flats must be held by qualifying tenants, and at least two-thirds of the leaseholders must participate. The purchase price is determined by a statutory valuation formula.
Right to Information
You have the right to request a summary of insurance arrangements, service charge accounts, and the landlord's name and address. The landlord must provide this information on request.
Common Myths
The freeholder can increase ground rent without limit
Ground rent can only be increased as specified in the lease. For new leases granted from 30 June 2022, the Leasehold Reform (Ground Rent) Act 2022 restricts ground rent to a peppercorn (zero). Proposed reforms will also address historical ground rents.
Leaseholders have no say in how the building is managed
Leaseholders have extensive rights including the right to manage (RTM), the right to be consulted on major works, and the right to challenge unreasonable service charges at tribunal.
What To Do
Check Your Lease
Read your lease carefully to understand the terms, including ground rent, service charge provisions, and any restrictions. Note the remaining term — if it falls below 80 years, the cost of extension increases significantly due to 'marriage value'.
Challenge Unreasonable Charges
If you believe service charges are unreasonable, first raise it with the landlord/managing agent. If unresolved, apply to the First-tier Tribunal (Property Chamber). You do not need a solicitor. The tribunal fee is modest.
Consider RTM or Enfranchisement
If you want more control over your building, consider forming an RTM company or pursuing collective enfranchisement. Get specialist legal advice — these processes have strict procedural requirements.
Key Legislation
- Landlord and Tenant Act 1985
- Leasehold Reform Housing and Urban Development Act 1993
- Commonhold and Leasehold Reform Act 2002
- Leasehold Reform (Ground Rent) Act 2022