{"id":6872,"date":"2025-08-26T13:27:15","date_gmt":"2025-08-26T13:27:15","guid":{"rendered":"https:\/\/rfblegal.co.uk\/?post_type=insight&#038;p=6872"},"modified":"2025-11-14T13:48:57","modified_gmt":"2025-11-14T13:48:57","slug":"anfechtung-der-erbbaurechtsreform-stellt-die-zukunft-der-wichtigsten-bestimmungen-in-frage","status":"publish","type":"insight","link":"https:\/\/rfblegal.co.uk\/de\/einblicke\/anfechtung-der-erbbaurechtsreform-stellt-die-zukunft-der-wichtigsten-bestimmungen-in-frage\/","title":{"rendered":"Reform des Erbbaurechts: Gerichtliche Anfechtung stellt Zukunft der wichtigsten Bestimmungen in Frage\u00a0"},"content":{"rendered":"<p class=\"wp-block-paragraph\">Die <a href=\"https:\/\/www.legislation.gov.uk\/ukpga\/2024\/22\/contents\" target=\"_blank\" rel=\"noreferrer noopener\">Gesetz zur Reform des Erbbaurechts und des Wohnungseigentums 2024<\/a> (LFRA 2024) was introduced with the promise of transforming leasehold ownership in <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/mieterkundigungen-ein-leitfaden-fur-vermieter-in-england\/\">England<\/a> and Wales. For decades, the system had been criticised for complexity, imbalance, and cost. By <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/entfernung-eines-minderheitsaktionars\/\">removing<\/a> marriage value, capping the treatment of ground rent, and reducing cost burdens, Parliament sought to make <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/verletzung-eines-gewerbemietvertrags-vermieter-sollten-sich-davor-huten-auf-ihr-recht-auf-verwirkung-zu-verzichten\/\">lease<\/a> <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/mietvertragsverlangerungen\/\">extensions<\/a> und <a href=\"https:\/\/rfblegal.co.uk\/de\/dienstleistungen\/personenrecht\/vermogensrechtliche-streitigkeiten\/erbbaurechtszuteilung\/\">enfranchisement<\/a> more affordable and accessible.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Yet, only a year later, the Act\u2019s most consequential reforms face a formidable challenge in the High Court. In July 2025, six major freeholders and charitable estates launched a judicial review. The <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/einwanderung-und-asylanfechtungen-wie-wir-ihnen-helfen-konnen-das-gewunschte-ergebnis-zu-erzielen\/\">outcome<\/a> <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/kann-ein-testament-meine-fruheren-vertrage-aufheben\/\">wird<\/a> determine whether the central pillars of leasehold reform survive intact or are curtailed at the very moment they were due to take effect.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Warum eine Reform des Erbbaurechts notwendig war&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Leasehold has long been controversial. Leaseholders own their homes for a term of years but remain bound to pay ground rent and service charges, and must navigate complex rules if they wish to extend their lease or buy the <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/kauf-einer-immobilie-im-vereinigten-konigreich-eigentum-vs-pachtrecht\/\">freehold<\/a>. Critics argued the system disproportionately favoured <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/ein-leitfaden-fur-gewerbliche-vermieter-stellt-die-annahme-der-miete-durch-einen-vermittler-einen-verzicht-auf-das-recht-auf-einbehaltung-dar\/\">Vermieter<\/a>, particularly in high-value urban areas where premiums could be very high.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">One of the most disputed elements was marriage value- an <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/stempelsteuer-auf-zusatzliche-immobilien\/\">zus\u00e4tzlich<\/a> sum payable once a lease drops below 80 years, reflecting the \u201cmarriage\u201d between freehold and leasehold value. Leaseholders argued this was an unfair windfall for landlords. Freeholders, conversely, saw it as the recognition of a genuine financial interest.&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Calls for reform grew louder after the Grenfell tragedy exposed weaknesses in leaseholders\u2019 <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/rechte-und-schutz-von-minderheitsaktionaren\/\">protections<\/a> and wider public awareness of escalating service charges. Parliamentary committees repeatedly urged wholesale reform, culminating in the 2024 Act.&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Die wichtigsten Bestimmungen des Gesetzes zur Reform des Erbbaurechts und des Wohnungseigentums 2024&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The Act set out to address three structural issues: <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/was-ist-mein-unternehmen-wert-ein-leitfaden-fur-bewertungsmethoden-der-sme\/\">valuation<\/a>, term length, and costs.&nbsp;&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">1. Bewertung&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Abschaffung des Heiratswertes;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Der Erbbauzins wird bei der Berechnung der Pr\u00e4mien auf einer gedeckelten Basis (0,1% des Wertes des freien Eigentums) behandelt;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Neue vorgeschriebene S\u00e4tze, die durch sekund\u00e4re Rechtsvorschriften festgelegt werden sollen, um die Bewertungen vorhersehbarer und billiger f\u00fcr die P\u00e4chter zu machen.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">2. Laufzeit des Mietvertrags&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Verl\u00e4ngerungsrechte f\u00fcr Wohnungen und H\u00e4user werden auf 990 Jahre verl\u00e4ngert.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">3. Kosten&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>General rule that each side bears their own non-litigation costs in enfranchisement and <a href=\"https:\/\/rfblegal.co.uk\/de\/dienstleistungen\/wirtschaftsrecht\/geschaft-mit-immobilienstreitigkeiten\/kommerzielle-mietverlangerungen\/\">Mietvertragsverl\u00e4ngerung<\/a> <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/mangelanspruche-ein-leitfaden-fur-private-wohnungsvermieter\/\">claims<\/a>, with very limited exceptions;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Changes to <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/das-vorkaufsrecht-wichtige-erkenntnisse-fur-vermieter-und-mieter\/\">Right<\/a> to Manage to curb the recovery of landlords\u2019 costs from leaseholders.&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">4. Andere Reformen&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Vereinfachung des Anspruchs auf Verwaltungsrechte;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Provisions around <a href=\"https:\/\/rfblegal.co.uk\/de\/transparenz\/\">transparency<\/a> of estate management charges;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Abschaffung des Erfordernisses der zweij\u00e4hrigen Besitzdauer f\u00fcr die Aus\u00fcbung der gesetzlichen Rechte.&nbsp;<\/li>\n<\/ul>\n\n\n\n<p class=\"wp-block-paragraph\">Einige Ma\u00dfnahmen, wie die Abschaffung der zweij\u00e4hrigen Eigentumsregel (in Kraft seit Januar 2025), sind bereits in Kraft getreten. Andere, wie die 990-Jahres-Frist und die neuen Bewertungss\u00e4tze, bed\u00fcrfen noch der Sekund\u00e4rgesetzgebung.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Die gerichtliche \u00dcberpr\u00fcfung&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">In July 2025, the Divisional Court (Holgate LJ and Foxton J) heard a four-day judicial review brought by six claimants, The Cadogan Estate, The Grosvenor Estate, Long Harbour, Albanwise Wallace, John Lyon\u2019s Charity, and The Portal <a href=\"https:\/\/rfblegal.co.uk\/de\/kategorie\/treuhanddienstleistungen\/\">Vertrauen<\/a>. Together they control or manage around 390,000 leasehold interests. Their challenge is targeted squarely at the valuation reforms.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Die Argumente der Freeholder&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Die Antragsteller machen Folgendes geltend:&nbsp;<\/p>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Marriage value is a property right protected by Article 1, Protocol 1 of the European <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/vollstreckung-auslandischer-urteile-grossbritannien-tritt-dem-haager-ubereinkommen-2019-bei-das-am-1-juli-2025-in-kraft-getreten-ist\/\">Convention<\/a> on Human Rights. Abolishing it represents an unlawful deprivation of property.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Durch die Begrenzung des Erbbauzinses wird ihnen in ungerechter Weise der tats\u00e4chliche wirtschaftliche Wert ihres Verm\u00f6gens vorenthalten.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Die neue Kostenregelung hindert sie daran, rechtm\u00e4\u00dfige Ausgaben zu erstatten, was wiederum einen Eingriff in die Eigentumsrechte darstellt.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Overall, the reforms are disproportionate, causing losses measured in hundreds of millions of pounds, while failing to strike a fair balance between public interest and <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/privatkunde\/\">private<\/a> rights.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Die Verteidigung der Regierung&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">The Secretary of State defends the reforms as a legitimate social policy measure designed to redress decades of imbalance. Parliament, it argues, is entitled to legislate for affordability and fairness in the <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/abschnitt-21-des-wohnungsgesetzes-von-1988-wird-ausgesetzt-bis-verbesserungen-an-den-gerichten-vorgenommen-werden\/\">housing<\/a> market. The government also maintains that marriage value is not itself a \u201cpossession\u201d for ECHR purposes but rather a statutory construct capable of reform.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Was geschah bei der Anh\u00f6rung?&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Aus Berichten des Gerichts geht hervor, dass die Richter der Idee des Ehewerts als Eigentumsrecht skeptisch gegen\u00fcberstanden. Sie bezweifelten auch, dass die von den Eigent\u00fcmern geltend gemachten finanziellen Verluste, die zwar erheblich sind, das \u00f6ffentliche Interesse an einer Reform \u00fcberwiegen. Das Urteil wurde zur\u00fcckgestellt, eine Entscheidung wird sp\u00e4ter im Jahr 2025 erwartet.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Zu Beginn des Jahres wurden Antr\u00e4ge von P\u00e4chterkampagnengruppen auf Intervention abgelehnt. Kritiker argumentieren, dass dies dazu gef\u00fchrt hat, dass die P\u00e4chter, die eigentlich davon profitieren sollten, kein direktes Mitspracherecht in den Verfahren haben.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Reform verz\u00f6gert&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Einige Elemente des LAFRA sind bereits in Kraft getreten. P\u00e4chter m\u00fcssen nicht mehr zwei Jahre warten, bevor sie eine Verl\u00e4ngerung des Pachtvertrags beantragen k\u00f6nnen, und das Recht auf Verwaltung wurde ausgeweitet.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">Andere wegweisende Reformen bleiben jedoch aufgeschoben. Die geplanten Verl\u00e4ngerungen der Pachtvertr\u00e4ge auf 990 Jahre und weitere Kontrollen der Geb\u00fchren f\u00fcr die Immobilienverwaltung h\u00e4ngen von sekund\u00e4ren Rechtsvorschriften ab. Diese Ma\u00dfnahmen werden nun aufgeschoben, w\u00e4hrend die gerichtliche \u00dcberpr\u00fcfung fortgesetzt wird.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">For many leaseholders the uncertainty is acute. A recent Opinium survey, reported by The Times in July 2025, found that almost 60% of leaseholders were struggling to sell their homes, while around three-quarters had seen their service charges rise over the past year. The lack of clarity over reform has left households <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/konfrontation-mit-einem-besitzstorungsverfahren-hypothekenverzug-kreditgebervollstreckung-und-rechte-des-kreditnehmers\/\">facing<\/a> financial and practical strain.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Wie geht es weiter?&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Das vorbehaltene Urteil wird dar\u00fcber entscheiden, ob die wichtigsten Bestimmungen des LFRA 2024 intakt bleiben. Es sind im Wesentlichen drei Ergebnisse m\u00f6glich:&nbsp;<\/p>\n\n\n\n<h3 class=\"wp-block-heading\">1. Reformen in vollem Umfang aufrechterhalten&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>P\u00e4chter erhalten g\u00fcnstigere und l\u00e4ngere Pachtverl\u00e4ngerungen mit geringeren Kosten.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Erbbauberechtigte verlieren den Heiratswert und m\u00fcssen mit niedrigeren Erbbauzinsen rechnen.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">2. Teilerfolg f\u00fcr Freeholder&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>Court may uphold some challenges (e.g. on costs recovery) whilst allowing others to <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/besitzstandsverfahren-und-fristen-wo-stehen-wir-nach-brent-lbc-gegen-hajan\/\">stand<\/a>.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h3 class=\"wp-block-heading\">3. Herausforderung gelingt in vollem Umfang&nbsp;<\/h3>\n\n\n\n<ul class=\"wp-block-list\">\n<li>M\u00f6glicherweise muss das Parlament die Gesetzgebung \u00fcberarbeiten, was die Reform weiter verz\u00f6gern und die P\u00e4chter weiterhin in Ungewissheit lassen w\u00fcrde.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Praktische Auswirkungen im Jahr 2025&nbsp;<\/h2>\n\n\n\n<ul class=\"wp-block-list\">\n<li>F\u00fcr Immobilieneigent\u00fcmer: Die Unsicherheit \u00fcber die Bewertung der Verm\u00f6genswerte h\u00e4lt an. Enfranchisement-Portfolios k\u00f6nnen je nach Ergebnis neu bewertet werden.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>F\u00fcr Erbp\u00e4chter: Verhandlungen und Verk\u00e4ufe sind nach wie vor schwierig, und die K\u00e4ufer sind zur\u00fcckhaltend, bis Klarheit herrscht.&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>For lenders: Mortgage providers are watching closely, as the availability of <a href=\"https:\/\/rfblegal.co.uk\/de\/wissensbasis\/was-ist-eine-uberbruckungsfinanzierung\/\">Finanzen<\/a> for short leases hinges on predictable valuation.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<ul class=\"wp-block-list\">\n<li>For the housing market: Delay in reform undermines <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/streitigkeiten-zwischen-gesellschaftern-bei-gestortem-vertrauen\/\">confidence<\/a>, with a knock-on effect on mobility and affordability.&nbsp;&nbsp;<\/li>\n<\/ul>\n\n\n\n<h2 class=\"wp-block-heading\">Schlussfolgerung&nbsp;&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Die gerichtliche \u00dcberpr\u00fcfung des Leasehold and Freehold Reform Act 2024 ist ein entscheidender Moment f\u00fcr das Immobilienrecht. F\u00fcr die Regierung ist es ein Test, ob das Parlament die seit langem versprochene \u00dcberarbeitung des Erbbaurechts aus Gr\u00fcnden der Fairness durchf\u00fchren kann. F\u00fcr die Erbbaurechtsnehmer geht es um den Schutz von Verm\u00f6genswerten in Milliardenh\u00f6he. F\u00fcr die P\u00e4chter geht es um den Unterschied zwischen der M\u00f6glichkeit, das Pachtverh\u00e4ltnis zu fairen Bedingungen zu verl\u00e4ngern oder zu befristen, oder um das Festhalten an einem System, das seit langem als veraltet und unausgewogen kritisiert wird.&nbsp;&nbsp;<\/p>\n\n\n\n<p class=\"wp-block-paragraph\">In Erwartung des Urteils im Laufe dieses Jahres m\u00fcssen sich sowohl Vermieter als auch Mieter auf einige ungewisse Monate einstellen. Die einzige Gewissheit ist, dass das Ergebnis die Zukunft des Erbbaurechts f\u00fcr die n\u00e4chsten Jahrzehnte neu gestalten wird.&nbsp;&nbsp;<\/p>\n\n\n\n<h2 class=\"wp-block-heading\">Mietvertragsverl\u00e4ngerungen und Enfranchisement: Kontakt&nbsp;<\/h2>\n\n\n\n<p class=\"wp-block-paragraph\">Ben Lewis is an associate solicitor in RFB\u2019s litigation and enfranchisement department. For inquiries on this topic, please <a href=\"https:\/\/rfblegal.co.uk\/de\/kontaktieren-sie-uns\/\">contact<\/a> Ben Lewis <a href=\"https:\/\/rfblegal.co.uk\/de\/einblicke\/anleitung-zur-beantragung-einer-britischen-sponsorlizenz-uber-den-weg-des-facharbeitervisums\/\">via<\/a> email at <a href=\"mailto:B.Lewis@rfblegal.co.uk\" target=\"_blank\" rel=\"noreferrer noopener\">B.Lewis@rfblegal.co.uk<\/a> oder unter der Telefonnummer 0203 947 8892.&nbsp;&nbsp;<\/p>","protected":false},"author":12,"featured_media":6873,"parent":0,"menu_order":0,"template":"","format":"standard","meta":{"_acf_changed":false,"om_disable_all_campaigns":false,"_uf_show_specific_survey":0,"_uf_disable_surveys":false,"footnotes":""},"categories":[20],"tags":[81],"class_list":["post-6872","insight","type-insight","status-publish","format-standard","has-post-thumbnail","hentry","category-property-litigation","tag-litigation-team-dj"],"acf":[],"aioseo_notices":[],"aioseo_head":"\n\t\t<!-- All in One SEO 4.9.10 - aioseo.com -->\n\t<meta name=\"description\" content=\"The Leasehold and Freehold Reform Act 2024 (LFRA 2024) was introduced with the promise of transforming leasehold ownership in England and Wales. 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