Long-awaited legislation to abolish England’s “feudal” leasehold property system will be published in the second half of next year, the government has confirmed in a major update for the millions of people affected.
In a Written Ministerial Statement (WMS), housing minister Matthew Pennycook gave the first details of how quickly Labour intend to axe the controversial form of homeownership, as promised in their manifesto.
The minister said there will be a consultation and white paper early next year to get the plan in motion, with the aim to make commonhold “the default tenure” by the end of parliament in 2029.
The news has drawn a mixed reaction from those caught up in the system, with some hailing an end in sight and others saying it is too little too late.
What is leasehold?
Leasehold is a centuries-old form of tenure that is unique to England and Wales. People who buy their home with a lease buy the right to live there for a given number of years but don’t own the land itself, regardless of whether it is a house, or a flat in a building.
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That is the preserve of the freeholder, who can charge expensive ground rents simply for owning the land, as well as service charges for the maintenance and insurance of the properties.
There have long been concerns around leaseholders being exploited, especially by unregulated managing agents who are typically contracted to oversee the day-to-day running of buildings and can charge large fees on any works they arrange.
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Michael Gove in 2023: Leasehold ‘unfair form of property ownership’.
Criticism intensified after the building safety scandal that emerged post-Grenfell with many homeowners facing crippling bills for remediation, leaving them stuck in worthless properties they cannot sell.
That’s the case for leaseholder Peter Batt, who has not been able to live in his “once lovely” flat in Kent for the past nine months because the roof of the building has “completely failed and is disintegrating”.
This has caused damp, black mould and leaks so severe his neighbour’s ceiling below him has collapsed
The problems were raised to the building’s managing agents in February but no remediation has occurred.
Last week he was told he’d need to cough up £18,000 for his share of the works before any repairs can go ahead – money the 60-year-old doesn’t have.
“I genuinely see no way out unless I win the lottery, it’s been an utter nightmare”, he told Sky News.
Mr Batt and his neighbours want a temporary tin hat cover to be prioritised, given this was recommended by surveyors back in April to stop the situation deteriorating – which they say it now has.
But they have “no say over this despite shouldering all the costs”, Mr Batt added.
“The government need to look at root-and-branch reform because, in my experience, all the parties currently charged with maintaining building such as my own are incentivised almost solely around maintaining their revenue stream.
“Under the current system, no one is on the leaseholders’ side and that has to change.”
‘Death knell of leasehold’
In his WMS, Mr Pennycook said the government will introduce a “comprehensive new legal framework” on commonhold, including banning the sale of leasehold flats and converting existing leasehold tenures to the new model.
Proponents of commonhold say it would drive up safety standards, as it would give flat owners more control of the maintenance of a building while removing the cash incentive for developers to build homes on the cheap – knowing leaseholders can pick up the costs.
Sebastian O’Kelly, of the Leasehold Knowledge Partnership, welcomed today’s announcement as the “death knell of leasehold”.
He advised people not to buy leasehold properties as “the market will force pace on this”, pointing out that some developers have recently come out in support of commonhold while others “whose reputations have been shredded by the Grenfell findings will follow”.
He told Sky News: “With this momentum the reforms to improve the blighted lives of existing leaseholders will be eased. Government may think this process will be slow, but house builders will know that the leasehold game they have played so assiduously is busted.”
Delay in implementing Tories’ ‘half-baked’ reforms
But there was a more muted response from the National Leasehold Campaign, which has spent six years trying to dismantle the system.
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‘Exorbitant’ ground rents for ‘no service’
As well as announcing a roadmap for abolishing leasehold, Mr Pennycook set out a timeline for implementing reforms in the Tories’ Leasehold and Freehold Reform Act (LFRA), which just about made wash-up when Rishi Sunak called the July election, after being watered down by then housing secretary Michael Gove.
The LFRA promised to abolish leaseholds on new houses but not new flats, which make up 70% of the estimated 5 million leasehold properties in England.
It also aimed to give leaseholders more rights and protections, but Mr Pennycook said the act was “half baked” so there would be delays in implementing some of its measures.
Crucially, that includes rules around new valuations, which will be consulted on next summer, he said.
‘Endless cash cow continues’
The NLC called this “very disappointing” as the mechanism was designed to make it quicker and cheaper for people to buy their freehold or extend their lease “enabling them to sell their properties and move on with their lives”.
“Our main concern now is the fate of existing leaseholders who are currently suffering at the mercy of unregulated managing agents and unscrupulous freeholders,” it added.
“The government’s published intention to ‘act as quickly as possible’ will not be quick enough and we are already seeing the despair from some NLC members who are facing bankruptcy due to escalating service charges.
“Since 2018, leaseholders have heard time and time again from former government ministers that they will end the abuses but in reality nothing has changed for existing leaseholders. Using our homes as an endless cash cow continues and millions remain trapped.”
The rugged mountains, limestone caves and spectacular waterfalls of Bannau Brycheiniog – the Brecon Beacons – attract visitors from all over the world.
Tourism is a vital part of the local economy. But local attractions say the industry would be devastated by the Welsh government’s plans for a nightly visitor tax.
“In an area like this all we’ve got is tourism and farming – there is nothing else,” says Ashford Price from the National Showcaves Centre, a visitor complex of cathedral sized caverns, winding tunnels, a dry ski slope, shire horse centre, self-catering accommodation and campsite.
“If they go on like this the future for Welsh tourism is really, really bleak. It will be an absolute catastrophe.”
The proposed fee would be £1.25 for those staying at hotels, bed and breakfasts and self-catering accommodation – and 75p for campsites, caravan sites, and hostels.
Ashford is secretary of the Welsh Association of Visitor Attractions. In protest against the plans, its more than one hundred members closed their attractions for a day.
“Even Welsh people who live in Wales will be clobbered by this tourism tax,” he said.
“It’s quite high, there’s no reduction for children. For a family that will add roughly £35, £40 a week. If you’re staying two weeks, as many people do, it’s £70 on top of your bill. At a time when everybody’s earnings are really struggling, it’s utter insanity to put Wales at such a disadvantage.
“There will be no more big developments. We already cancelled a development for £1.5m and I know other attractions are doing the same. I don’t think the Welsh government really understands how demoralised people feel.”
‘It’s a disaster’
In the nearby village, Anthony Christopher, landlord of the Penycae Inn, is deeply frustrated.
“I just feel like calling this government a bunch of weasels,” he said.
“We’re a small family business and all these extra taxes are taking away the will to do anything else.
“We have national insurance already – contributions are very high. VAT is very high. Now this tax is coming – it’s a disaster. We have to put this extra charge on the customers – how much more can we put on the customers? It’s terrible.”
Anthony has just converted an old school building into a 14-bedroom hotel – due to open in January.
“If I knew this was going to happen I may not have built my hotel. It’s very worrying.”
Many areas in Wales have struggled with the impact of tourism in recent years, with complaints about overflowing car parks, traffic jams, litter and even human faeces on Mount Snowdon.
The Welsh government argues giving councils the power to charge a tourism tax would help pay for better local services.
“During a period of sustained austerity of the sort we’ve seen over the last 14 years, local authorities inevitably end up focusing their spend on those things for which they’ve got statutory obligations – social care, education and so on,” said Finance Secretary Mark Drakeford.
“That has meant there’s been a reduction in the amount of money available for local authorities to invest in infrastructure that makes them successful places for tourists to visit. This is a way of collecting a very small contribution from every one of us who makes a visit to be reinvested in the conditions that make for that visit to be a success.
“It’s money that would be reinvested in the tourism industry, for example, clean beaches and safe footpaths and car parks and public toilets.”
‘People simply absorb it’
The tourism industry accounts for 11% of all jobs in Wales. But an impact assessment commissioned by the Welsh government predicted that in a worst case scenario, 730 jobs could be lost in the sector if a visitor tax was introduced across the country, with an economic cost of £47.5 million. It also predicted 340 local authority jobs would be created.
Mr Drakeford insists the tax will boost tourism – not damage it.
“For those who have fears that the very modest visitor levy will put visitors off, the experience of around the world is that simply isn’t the case. There is a great deal now of empirical evidence for many places that have introduced visitor levies of this sort, not just abroad, but in Manchester, for example,” he said.
“The evidence is not just from big places like Venice, but from rural France, where there’s a levy of this sort. People simply absorb it as part of the costs of their holiday.”
Tourism taxes in cities across Europe range from around 50p to £5 a night, although businesses generally benefit from lower rates of VAT than the 20% paid in the UK.
The idea is becoming increasingly popular across the UK.
While some regional mayors like Andy Burnham have been calling for equivalent powers to be introduced in England, the Westminster government has no plans to do so.
But local areas can work around this through businesses coming together to set up their own schemes. Manchester’s £1 a night charge raised £2.8m in its first year and hoteliers in Liverpool are about to vote on a similar idea.
Other cities, including York and London, are also considering the option – though a plan for Bournemouth, Christchurch and Poole has been put on hold after objections from hotel owners about the ballot held there.
An Oxford University spinout which is developing a new generation of weed-resistant herbicides has begun planting a $40m (£32m) fundraising with prospective backers.
Sky News understands that Moa Technology, which was co-founded by the world-leading university’s head of plant sciences Professor Liam Dolan, is kicking off a Series C funding round.
Moa has already raised $59m (£47m) from prominent investors including Oxford Science Enterprises (OSE), BGF and Lansdowne Partners, the Mayfair-based hedge fund.
Its existing shareholders are understood to be supportive of the new fundraising plans, although potential new investors will also be approached.
Moa is developing active ingredients which can break weeds’ resistance to herbicides – a key challenge for the global agricultural sector – with the aim of securing approval from regulators.
Similar to the growth of antibiotic resistance in humans, resistant ‘superweeds’ are able to kill a farmer’s entire crop, ultimately endangering food security.
Industry data suggests that farmers spend up to $40bn (£31.2bn) annually on herbicides, and a further $25bn (£19.9bn) on weed-resistant seeds.
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However, a number of leading weedkillers, including Bayer-owned Roundup, have sparked multibillion dollar lawsuits over their alleged implications for human health.
Moa has developed more than 70 so-called ‘modes of action’, with several of the company’s products in advanced field trials in six countries, including the UK, US and France.
According to Moa, these could, assuming they gain regulatory approval, be commercially available by the end of the decade.
The OSE-backed spinout has a commercial agreement with Nufarm, an Australian agrichemicals company, to further develop one of its products.
A Moa spokesman said it intended to operate a royalties model similar to that of ARM Holdings, the chip designer, in semiconductors, meaning it will focus on research and development, and license its products to global manufacturers and distributors.
The company is run by chief executive Dr Virginia Corless, who has had extensive experience commercialising sustainable solutions in the energy, water and agriculture sectors.
An update on Moa’s fundraising progress is likely in the first half of next year.
The cost of living crisis has “boosted” the secondhand industry, Sky News has been told, as more than £2bn is spent on pre-loved gifts this Christmas.
Adam Jay, CEO of Vinted Marketplace, said the “trend” in buying pre-loved was “happening anyway” but described rising costs elsewhere as a possible “accelerator”.
“I’m sure the cost of living crisis has been a boost,” he told Sky News, adding that it had supported “the secondhand industry and trading of secondhand”.
“But I do think this trend was happening anyway because of people’s consciousness around overconsumption, around sustainable buying and sustainable consumption.
“I think all of these have I think these are deep trends and I think they’re trends that are here to stay. I really think secondhand can become the first choice ultimately,” he said.
Vinted, an online marketplace for buying and selling pre-owned items, made its first annual net profit last year of €18m (£15m).
The company’s revenue also rose by 61% year on year amid a rise in demand for secondhand goods.
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The Vinted boss’s comments come as more than £2bn is expected to have been spent buying pre-loved gifts this Christmas.
A report by Vinted and Retail Economics found that secondhand shopping will account for just over 10% of all gift spending.
More than four in five people also said they might spend some of their budget on pre-loved gifts this year.
Vicky Saynor, from Hertfordshire, has bought all of her Christmas gifts secondhand, with a total budget of £150.
“This year I said, that’s it – it’s only secondhand or they’re not getting anything,” she said.
She has spent £20 on each of her children and believes she will have saved possibly over £1,000.
“We have so much stuff in this world we just don’t need to keep buying more of it. One person’s rubbish is another person gold,” she continued, “I love old things – they have a life, they have a history.
“And secondhand clothing – why not? When I was young I would reuse or pass on and that all changed in the 90s and 00s when it really focused on consumerism. But we have to change our ways – we have to change our habits.”
According to the Vinted report, shoppers are also selling their own belongings to fund Christmas gifts, with 43% selling online.
More are planning to increase how much they buy secondhand too with over a third (35%) expected to buy more in the next five years.
In his interview with Sky News, Vinted’s Adam Jay has also highlighted the “confusion” around new reporting rules on tax in the new year.
Regulations from HM Revenue and Customs (HMRC) mean that if someone sells above a certain threshold Vinted must ask the seller for their national insurance number and share it with HMRC.
Mr Jay explained, however, that it is “a relatively small proportion of the overall sellers” on the platform and most will “already know” if they have to provide details.
“Vinted is obligated to collect the national insurance number for any seller who sold more than 30 items or more than £1,700 worth of product in the previous 12 months,” he said.
“But here’s the really important thing,” he added, “the obligation to give your national insurance number does not mean there is any obligation to actually pay tax… there is no tax to pay on the private sale of secondhand items.”
He also described the new rules as “a little challenging” for Vinted, as many members already sell at least 30 items.
“Hopefully they’ll [HMRC] rethink whether those thresholds are set in exactly the right way to make sure that ultimately the right people are paying the tax.”
While “supportive” of HMRC decision to change regulations, Mr Jay added: “I wish the thresholds had been set a bit differently. They’re actually set consistently across all OECD countries.
“I would hope even across all of Vinted markets in which we operate, that the tax authorities will consider changing those thresholds or making them more appropriate for business models like Vinted.”