Right to Manage: take control of how your building is run
If you're a leaseholder unhappy with how your block is managed — rising service charges, poor communication, work that never gets done — Right to Manage (RTM) lets you and your neighbours take over the management yourselves. You don't have to buy the freehold, and you don't have to prove the current manager has done anything wrong. It's a no-fault statutory right, and Gena helps leaseholders across South West London use it.
What is Right to Manage?
Right to Manage is a legal right for leaseholders of flats to take over the management of their building through a company they own and control — the Right to Manage company. It was created by the Commonhold and Leasehold Reform Act 2002 and strengthened by the Leasehold and Freehold Reform Act 2024.
Once acquired, your RTM company decides who manages the building, how the budget is spent, how repairs and maintenance are handled, and who arranges the insurance. The freeholder keeps ownership of the building, but day-to-day control passes to the leaseholders.
Crucially, it's a no-fault right: you don't need to show the current managing agent or freeholder has failed. If your building qualifies and enough leaseholders take part, the right is yours.
Why leaseholders choose Right to Manage
• Control over costs. You set the service charge budget and scrutinise every line of spending.
• Choose your own managing agent. Appoint a managing agent you trust — or change one that isn't performing.
• Transparency. Full visibility of accounts, contracts and decisions, because the company is yours.
• No premium to pay. Unlike buying the freehold, Right to Manage costs no purchase price — only the setup costs.
• Lower cost risk since 2025. In most standard cases, leaseholders are no longer liable for the freeholder's process costs — a change that took effect on 3 March 2025.
Does your building qualify? The six legal tests
Eligibility comes down to a set of tests under the Commonhold and Leasehold Reform Act 2002. Here's what each one means in plain English.
1. A self-contained building or part
The right applies to a self-contained building, or a self-contained part of one. A "part" only counts if it's divided vertically — top to bottom — and could run on its own services. *(Section 72)*
2. Mostly residential
If your building mixes flats with shops or offices, the non-residential parts must not exceed half of the total internal floor area, ignoring shared areas. This limit was raised from 25% to 50% on 3 March 2025, bringing many more mixed-use blocks into scope. *(Schedule 6, paragraph 1; as amended by the Leasehold and Freehold Reform Act 2024, section 49)*
3. Not a small resident-landlord conversion
There's a narrow exception: a converted building (not purpose-built) of four or fewer flats where the freeholder or a close family member lives in one as their main home. *(Schedule 6, paragraph 3)*
4. Not a council building
Buildings where the landlord is a local housing authority fall outside the scheme. *(Schedule 6, paragraph 4)*
5. Enough long leaseholders
At least two flats — and no fewer than two-thirds of all the flats — must be held on long leases, meaning a lease originally granted for more than 21 years. *(Sections 72 and 75)*
6. Enough leaseholders taking part
When the formal claim is made, the RTM company's membership must include the leaseholders of at least half the flats. *(Section 79(5))*
Check your building in two minutes
Use our free eligibility checker below. It walks through the same legal tests and gives you an instant indication — then, if you'd like, our team will review the detail and guide you through the next steps.
How the Right to Manage Process Works
1. Confirm eligibility against your leases and the building's title.
2. Form the RTM company — a company limited by guarantee, using the current model articles.
3. Invite participation — formally invite qualifying leaseholders to join. *(Section 78)*
4. Serve the claim notice on the freeholder and other relevant parties. *(Sections 79–80)*
5. The counter-notice period — the freeholder has at least a month to respond. *(Section 84)*
6. Tribunal — only if the claim is disputed.
7. Take over — on the acquisition date, management transfers to your company, including funds and insurance.
Gena handles the legal notices, the company setup, the deadlines and the handover — and can manage the building for you afterwards.
How much does it cost?
There's no premium to pay for Right to Manage — unlike buying the freehold. The costs are the setup costs: forming the company, preparing and serving the statutory notices, and professional support. Since 3 March 2025, in most standard cases leaseholders are no longer liable for the freeholder's process costs, which has made the route more affordable. We'll give you a clear, fixed picture of costs before you commit.
Why Gena
Gena Property Management is a residential block management firm based in South West London, managing around 70 blocks across Wandsworth, Wimbledon, Putney, Battersea and beyond. We're members of The Property Institute and The Property Ombudsman. We guide leaseholders through Right to Manage from the first eligibility check to the day management transfers — and we can take over the management afterwards, so there's a seamless handover.
Frequently asked questions
Do we need the freeholder's agreement?
No. Right to Manage is a no-fault right. Provided your building qualifies and enough leaseholders take part, the freeholder cannot refuse on the merits.
How long does it take?
A straightforward claim typically takes around four to six months from start to handover, driven by the statutory notice periods. A disputed claim that goes to tribunal takes longer.
Do we have to pay the freeholder's legal costs?
In most standard cases, no longer — a change that took effect on 3 March 2025 means leaseholders generally bear their own costs rather than the freeholder's process costs.
Can we choose our own managing agent?
Yes. Once you've acquired the right, your RTM company appoints whichever managing agent you choose — including Gena.
Our building has a shop on the ground floor.
Does that rule us out? Not necessarily. As long as the non-residential parts are no more than half of the building, it can still qualify — the limit rose to 50% in March 2025.
Do all the leaseholders have to join?
No, but you need enough: the RTM company's membership must include the leaseholders of at least half the flats when the claim is made.
Ready to take control?
Check your building's eligibility above, or get in touch and our team will review your situation and explain the next steps — with no obligation.