Morning, Friday, 29th January 2027
Online
This conference will examine next steps for leasehold and commonhold reform in England and Wales, including the proposed transition to commonhold and the implications of further reform for existing leaseholders and the wider property sector. Areas for discussion include the workability of commonhold for new developments and existing buildings, the scope and timing of ground rent and leaseholder protection reform, responsibilities for building management and repairs, and outstanding decisions on enfranchisement costs and implementation of the Leasehold and Freehold Reform Act 2024.
Bringing together stakeholders and policymakers, the conference will consider priorities for the Commonhold and Leasehold Reform Bill, including how proposals address concerns raised during pre-legislative scrutiny about the transition from leasehold, the practicalities of commonhold ownership and protections for existing leaseholders. With commonhold proposed as the default tenure for new flats, attendees will assess the implications for housing development, purchasers and lenders, including the management and financing of buildings, arrangements for phased and mixed-use developments, and the barriers to converting existing leasehold properties. Delegates will also examine the proposed £250 cap on ground rents and the length of the transition to peppercorn rents, including implications for leaseholders, freeholders and investors, alongside proposals to replace forfeiture and strengthen the regulation of property agents.
Further sessions will examine priorities for implementing outstanding measures in the Leasehold and Freehold Reform Act 2024, including the ban on new leasehold houses and the enfranchisement reform, such as 990-year lease extensions and the removal of marriage value, which depend on further legislative amendments and decisions on the valuation arrangements. Delegates will consider the consequences of continued delays for leaseholders seeking to extend their leases or purchase freeholds, alongside implications of proposed changes to premiums and process costs for homeowners, freeholders and the wider market.
The conference will also examine the practical implications of reform to property management and leaseholder protections, including the responsibilities of landlords, managing agents and homeowners for repairs, maintenance and major works, and how these are planned and paid for. Attendees will consider the forthcoming changes to service charge transparency and insurance fees, the effectiveness of arrangements for challenging costs and resolving disputes, and what further regulation and guidance may be needed as the reform takes effect.
Moving to commonhold - new flats, conversion & building management
Sessions will examine the proposed commonhold framework and the requirements for its wider adoption, both in new developments and through the conversion of existing leasehold buildings.
Overall, areas for discussion include:
- new leasehold flats: scope and timing of the proposed ban - exemptions - transition arrangements for developments already underway
- development: phased and mixed-use developments - developers’ continuing rights - implications for housing delivery, shared ownership, housing associations and retirement housing
- lending & valuation: lender readiness and mortgageability - valuation of commonhold units - systems, guidance and training across the conveyancing chain
- building management:
- decision-making and dispute resolution within commonhold associations - responsibility for repairs, maintenance and major works
- reserve funds and the risk of association insolvency - enforcement of owners’ obligations
- conversion:
- proposed routes for existing buildings - consent thresholds, collective enfranchisement and freeholder interests - treatment of non-consenting leaseholders and existing mortgages
- financing conversion and addressing outstanding repairs or remediation
- implementation:
- requirements for secondary legislation to bring the commonhold framework into operation
- commonhold community statements - HM Land Registry systems - advice and support for homeowners - assessing the Leasehold Advisory Service’s proposed wider remit
Ground rents, lease enforcement & further provisions in the Bill
Discussion will also consider implications of the proposed £250 annual cap on existing ground rents, followed by a transition to peppercorn rents, alongside reform to lease enforcement and charges affecting homeowners.
Overall, areas for discussion include:
- ground rent cap: implementation date and length of transition to peppercorn rents - proposals for a shorter transition - effects on affordability, mortgageability and resale
- exemptions:
- treatment of ‘quid pro quo’ leases where higher ground rents were agreed in return for reduced premiums - evidence required to establish eligibility
- implications for the scope and effectiveness of the cap
- freeholder & investor interests: property rights, valuation and wider investment implications - ground rent portfolios held by pension funds and other institutions - potential legal challenges
- lease enforcement:
- replacing forfeiture with a statutory enforcement scheme - proportionate responses to arrears and other covenant breaches
- court oversight, costs and protections for homeowners
- fees & estates:
- proposed caps on permission and administration fees, subject to consultation - implications for leaseholders and homeowners on privately managed estates
- repeal of estate rentcharge enforcement powers
Property management, service charges & building repairs
The conference will also examine the effectiveness of existing leaseholder protections and implications of further reform for the day-to-day management and maintenance of buildings. It follows the Government's July 2026 response on service charge measures under the 2024 Act and its September announcement on independent regulation of property agents.
Overall, areas for discussion include:
- service charge transparency:
- standardised demands, annual reports, budgets and accounts - rights to request information
- preparations for implementation and the implications for leaseholders and managing agents
- major works & reserve funds:
- reform of Section 20 consultation procedures - planning and funding repairs and maintenance
- proposals for mandatory reserve funds and the outstanding Government response
- insurance:
- the permitted insurance fees regime and remaining secondary legislation
- disclosure of commissions and broker relationships - transparency over insurance and other leaseholder costs
- property agent regulation:
- the form, funding and timing of an independent regulator - licensing, qualifications and codes of practice
- implications for agents of different sizes and resident-led management arrangements
- challenge & redress: leaseholders’ ability to challenge charges - reform to the recovery of landlords’ litigation costs - complaints handling, accountability and enforcement
Enfranchisement & completing implementation of the 2024 Act
Priorities for bringing the outstanding provisions of the 2024 Act into effect will be assessed, including decisions on enfranchisement valuation and process costs, and the consequences of continued uncertainty for leaseholders and freeholders.
Overall, areas for discussion include:
- valuation: decisions on deferment and capitalisation rates - implications of removing marriage value - effects on premiums, affordability and negotiations
- process costs: exceptions to the own-costs rule - caps on recoverable costs - clarity over what leaseholders may still have to pay
- sequencing:
- legislative amendments and secondary regulations required for implementation
- timing of 990-year lease extensions and ground rent buyouts - commencement of the ban on new leasehold houses
- experience so far: right-to-manage changes since March 2025 - practical barriers and priorities for further commencement - the continuing legal challenge to enfranchisement reforms
- further reform: Law Commission recommendations not yet taken forward, including on development value - implications for collective enfranchisement and conversion to commonhold
All delegates will be able to contribute to the output of the conference, which will be shared with parliamentary, ministerial, departmental and regulatory offices, and more widely. This includes the full proceedings and additional articles submitted by delegates.
