What is the new Leasehold Reform Act 2022?

The Leasehold Reform Act 2022 relates to ground rent, setting all future ground rents to zero. In order to legalise a rental contract, an amount of rent must be paid. The Act defines the limit of this to be 'one peppercorn' per year, literally. Legislators do not expect landlords to enforce this payment.

What rights do freeholders have over leaseholders?

Freeholders have certain rights over leaseholders, mainly in the form of responsibilities which they can place on the leaseholder, as well as the right to charge their leaseholders a 'service charge' in exchange for the maintenance costs incurred by the freeholder in maintaining the demised premises. Freeholders can enforce leaseholders to: Pay ground rent (Leases existing prior to the qualifying date are subject to ground rent according to their terms) Pay the taxes relating to the demised property, Pay for certain maintenance on the property, Meet legal requirements to keep the freeholder indemnified (electrical testing, fire regulations etc). Keep the property in good repair & remedy any damages, decay etc. Not keep pets or holiday let the property.

A family sit together under a paper 'roof', representing Leaseholder Protections under The Building Safety Act. SAM Conveyancing explains your rights and how to get your deed of certificate.

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Leaseholder Protections

by:

Caragh Bailey

Last Updated: 29/05/2024

Read by:

4,177

5 min read

Key Takeaways

Leaseholder protections came into force with The Building Safety Act 2022
It applies to buildings over 11 metres or 5 storeys, for buildings built between 28th June 1992 and 27th June 2022 for Qualifying Leaseholders as at the 14th February 2022
Qualifying leaseholders are protected from the financial burden of remediation costs concerning building safety
Sellers will need a Leaseholders Deed of Certificate to confirm to buyers that the leasehold is subject to leaseholder protections
Since the enaction of the Levelling-up and Regeneration Act 2023, leaseholder protections are transferred to the new lease or owner in sale and extension.
Higher risk buildings (HRBs) are over 18 metres (or seven stories) with two or more dwellings, and are treated slightly differently. HRBs built since October 2023 must have a specific digital record to confirm they are safe and can be legally occupied. (The Building (Higher-Risk Buildings Procedures) (England) Regulations 2023).

The Leasehold and Freehold Reform Act 2024 was passed on the 24th May 2024, but is not fully enforced yet and the date for this is not yet clear. We will update our content as and when the finalised legislation is published.

Following the tragic Grenfell disaster, many more buildings around the country were discovered to have unsafe cladding. Many landlords and developers attempted to pass the burden of remediation costs onto the leaseholders, as they would have done with other major works.

Homeowners were rightly furious to find that they had invested all their money into unsafe homes. Not only was their safety at risk, they were expected to cover the expense of fixing the problem, while landlords and developers kept their profits. To add insult to injury, this devalued their leasehold, making it impossible to re-mortgage. Many were forced to sell at a loss.

What is leasehold protection?

Leasehold protection makes those responsible for building or refurbishing defective buildings pay to fix them. It ensures that the industry contributes to the solution and that the leaseholders are protected from the financial burden of remedying the problem.

Qualifying leaseholders are protected from all cladding remediation costs. Costs relating to non-cladding safety defects and interim measures (including waking watch) are also capped for qualifying leaseholders and must be spread over 10 years.

Do leaseholder protections apply to me?

To qualify for leaseholder protections, your building must meet all of the following criteria:

it is at least 11 metres in height or has at least five storeys (whichever is reached first)
it contains at least two dwellings
it is not a leaseholder-owned building

A relevant building can be either a self contained building or a self contained part of a larger building.

The following buildings do not qualify for leaseholder protections:

Commonhold buildings
Leaseholder owned buildings

To qualify for leaseholder protections, the defect must meet all of the following criteria:

it puts people’s safety at risk from the spread of fire or structural collapse
it has arisen from work done to a building, including the use of inappropriate or defective products, during its construction, or any later works (such as refurbishment or remediation)
it has been created in the 30 years prior to the leaseholder protections coming into force (28 June 1992 to 27 June 2022), and
it relates to at least one of the following types of works:
- the initial construction of the building,
- the conversion of a non-residential building into a residential building, or
- any other works undertaken or commissioned by or on behalf of the building owner, or management company.

Work done before or after 28 June 2022 to remediate a relevant defect is also covered

Defects that have arisen in relation to professional services are also covered by the definition of relevant defect. (i.e. If an architect or building designer specified the inappropriate use of flammable materials on a building and the contractor followed those designs).

The following defects are not relevant defects to qualify for leaseholder protections:

Wear & tear
Routine maintenance

To qualify for leaseholder protections, your lease must meet all of the following criteria:

it is a long lease (more than 21 years in length) of a single dwelling within a building of above 11 metres or at least five storeys
you are responsible for paying a service charge
the lease was granted before the 14 February 2022
on 14 February 2022:
- the dwelling was your only or main home, meaning it was the home where you spent most of your time, or
- you did not own more than 3 dwellings in the United Kingdom in total - please note, dwellings outside of England will not be covered by the leaseholder protections.
it is in England.

The protections do not apply to properties

in Wales,
in Scotland, or
in Northern Ireland

The 'qualifying date' is 14th February 2022.

The leaseholder and landlord tests apply from the qualifying date.

If a dwelling was let under two or more leases on the qualifying date, any lease which is superior to another lease (head lease) is not a qualifying lease.

If a lease/leasehold qualifies for leaseholder protections on the qualifying date, the leaseholder protections pass on to future buyers of the lease.

Source: Gov.UK

Do I need a Deed of Certificate?

To enjoy the leaseholder protections granted by the Act, you'll need a Deed of Certificate. You can complete one voluntarily at any time, but you must complete one if your landlord requests it, either because you are selling your leasehold or because there is a relevant defect in the building.

How do I get a Deed of Certificate?

You complete an online form, which you give to your building owner, who will use it to determine that you qualify and to calculate the cap which applies for non-cladding remediation costs.

Is there a time limit to produce a Deed of Certificate?

Your building owner will ask you for a Deed of Certificate, by issuing a written notice, if there is a relevant defect or if you are selling your leasehold. You must complete a deed of certificate and submit it to your building owner within 8 weeks of receiving this request (unless they give a longer deadline, in the written notice).

If you do not return the completed Deed of Certificate in time:

your lease will be treated as though it is not a qualifying lease
your building owner may assume that you own a 100% share, even if your lease is shared ownership
the qualifying lease may be deemed to have a higher value

You may wish to send it to your landlord by recorded post, but this is not necessary and your landlord does not need to provide any receipt. You should keep copies of your Deed of Certificate.

What legal rights do leaseholders have?

In addition to the leasehold protections of 2022, leaseholders have many legal rights set out in the Leasehold Reform Act, including the right to:

extend the lease or buy the freehold of a house under the Leasehold Reform Act 1967
extend the lease or buy the freehold of a flat provided that certain criteria are met
buy the freehold of a flat when it is sold, under the Landlord and Tenant Act 1987
pay a service or administration charge in as far as it is 'reasonable', and to be consulted about certain works
have information on how to challenge service charges
form a company which can take over responsibility for management of the block
avoid repossession for arrears of ground rent or service charges when the debt is relatively low

Source: Shelter

Many of your rights are granted by the terms of your lease, which become legal rights under contract law.

Building Safety Act 2022 explained by SAM Conveyancing. Is your property a relevant building? It must be at least 11m in height / 5 storeys (whichever is reached first), contain at least 2 dwellings, not be a leaseholder owned building (buildings run by a residents management company are not relevant) and be built between 1922 - 2022. If no, then no certificate required. If yes, is the leaseholder a qualifying leaseholder? If the building is relevant, a leaseholder will be qualified if on the 14th Feb 2022 the property was their main home (where they spent most of their time) OR they owned no more than 3 dwellings in the UK in total (dwellings outside of England will not be covered by or count towards leaseholder protection). You are also a qualifying leaseholder if you have bought your property since 14th February 2022 but either of the two points above was true for the property on that date. If you are a qualifying leaseholder, you must obtain landlord's certificate and leaseholder's certificate. A landlord's certificate is: signed by current landlord, based on circumstances of whoever was landlord on 14th February 2022, compliant with The Building Safety (Leaseholder Protections) (England Regulations 2022) and if the building owner does not provide a certificate, the remediation costs cannot be passed on to the leaseholder. A landlord's certificate must be provided: when the landlord wants to pass on part of the cost of remediation to the leaseholder via service charges, within 4 weeks of receiving a notification from a leaseholder that the leasehold interest is to be sold or within 4 weeks of the building owner becoming aware of a relevant defect which was not covered by a previous landlord's certificate. It is required to establish whether the leaseholder qualifies for the protection provided by the Building Safety Act 2022 and compels the building owner to calculate the maximum cap or ceiling for historical non-cladding safety remediation costs incurred. A Deed of Certificate has the following purposes: it confirms whether a leaseholder is eligible for leaseholder protection, the leaseholder can choose to complete and send a deed of certificate to the landlord at any time, a leaseholder must complete a deed of certificate if the landlord requires it as the leaseholder is selling or the building has a relevant defect, it can be produced by the leaseholder at any time and can be requested by a building owner at any time.

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Written by: Caragh Bailey

Caragh Bailey is a Lead Property Content Specialist at SAM Conveyancing, having joined the firm in 2020. With a portfolio of over 150 technical conveyancing, house survey and mortgage guides, she has become a primary authority on the end-to-end sale and purchase process.

Caragh specialises in complex legal workflows, including Help to Buy redemptions, equity transfers, shared ownership structures, trust deeds for tax planning, and joint ownership disputes. Her expertise extends to leasehold reform and RICS home surveys, where she provides clear, factual guidance on independent legal advice for specialist mortgage products and intricate ownership structures.

Reviewed by: Andrew Boast

Andrew Boast FMAAT is a qualified accountant, conveyancing specialist and author with over 25 years of experience in the UK property sector. Since beginning his career in 2000 within established SRA and CLC-regulated conveyancing solicitor firms, Andrew has overseen the legal journeys of more than 75,000 clients.

He is the author of the property guide 'How to Buy a House Without Killing Anyone' and a frequent contributor to mainstream UK media on legislative updates, property law, first-time buyer guides, conveyancing best practices, and stamp duty changes. Andrew specialises in resolving complex title issues, property conflict disputes, and property tax options, streamlining the enquiry process to reduce transaction times and maintaining a client-friendly focus.

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