For leaseholders

Right to Manage.

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 management yourselves. You don’t have to buy the freehold, and you don’t have to prove anything has gone wrong. It’s a no-fault statutory right.

Take the eligibility test Talk to us about RTM

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 are handled, and who arranges insurance. Crucially, it’s a no-fault right: you don’t need to show the current managing agent or freeholder has failed.

Why leaseholders choose Right to Manage

  • Control over costs
  • Freedom to choose your own managing agent
  • Transparency — full visibility of accounts, contracts and decisions
  • No premium to pay, unlike buying the freehold
  • Lower cost risk since 2025 — in most standard cases leaseholders are no longer liable for the freeholder’s process costs (effective 3 March 2025)

The six legal tests for eligibility

  1. A self-contained building or part (Section 72).
  2. Mostly residential — non-residential parts must not exceed 50% of total internal floor area (raised from 25% to 50% on 3 March 2025).
  3. Not a small resident-landlord conversion — a narrow exception for converted buildings of four or fewer flats where the freeholder lives in one.
  4. Not a council building — local housing authority buildings are excluded.
  5. Enough long leaseholders — at least two flats, and no fewer than two-thirds of all flats, must be held on long leases (originally over 21 years).
  6. Enough leaseholders taking part — membership of the RTM company must include the leaseholders of at least half the flats when the claim is made.

How the process works

  1. Confirm eligibility against your leases and the building’s title.
  2. Form the RTM company (limited by guarantee, using model articles).
  3. Formally invite qualifying leaseholders to join (Section 78).
  4. Serve the claim notice on the freeholder and other relevant parties (Sections 79–80).
  5. 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.

Costs

There’s no premium to pay. Set-up costs cover 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.

Check your building

RTM eligibility test.

Answer six quick questions and see how your building measures up against the statutory tests. Guidance only, not legal advice — the tests have technical details we’ll check properly for you.

Start the conversation

Tell us about your building.

Answer what you can — rough numbers are fine. We’ll come back with an initial view on eligibility and what the process would look like for your building, with no obligation.

We’ll only use your details to respond to your enquiry.

We use what you send us to manage your building and answer you — never to market to you. How we use your information.

RTM FAQs

Right to Manage — your questions

Do we need the freeholder’s agreement?

No. Right to Manage is a no-fault right — you don’t need the freeholder’s consent and you don’t have to show the current manager has failed.

How long does it take?

Typically four to six months from start to handover, depending on whether the claim is disputed.

Do we have to pay the freeholder’s legal costs?

In most standard cases, no longer — effective 3 March 2025, leaseholders are generally no longer liable for the freeholder’s process costs.

Can we choose our own managing agent?

Yes. Once acquired, your RTM company can appoint whichever managing agent you choose.

Our building has a shop on the ground floor. Does that rule us out?

Not necessarily — provided the non-residential parts are no more than 50% of the building’s total internal floor area (the limit rose from 25% to 50% in March 2025).

Do all leaseholders have to join?

No, but the RTM company’s membership must include the leaseholders of at least half the flats when the claim is made.

Let’s talk

Thinking about Right to Manage?

Tell us about your building and we’ll talk you through eligibility, the process and what management could look like — with no obligation.

Send an RTM enquiry Request a call back