right to manage leasehold

Understanding Right to Manage Leasehold Options

The Commonhold and Leasehold Reform Act 2002 provides leaseholders of flats with the right to acquire the landlord’s management functions through the establishment of a Right to Manage (RTM) company. This right allows leaseholders to take control of the management of their building without requiring the landlord’s consent or proving mismanagement. The RTM company is responsible for the day-to-day management of the building and can choose to manage it themselves or hire a managing agent.

When it comes to leasehold properties, having the right to manage can provide numerous benefits for leaseholders. By understanding the leasehold management rights and forming an RTM company, leaseholders have the power to make decisions about the management and upkeep of their flats. This article will explain the process of exercising the right to manage leasehold properties and the responsibilities that come with it.

Throughout this guide, we will explore the qualifications for the right to manage, the formation of the RTM company, and the roles and responsibilities of the directors and leaseholders. Understanding the options available to leaseholders and the steps involved in the right to manage process is essential for a smooth transition and effective management of the property.

Preparation for the Right to Manage

Before exercising the Right to Manage, leaseholders should carefully prepare and consider their objectives and the responsibilities that come with taking over the management of the building. This preparation phase is crucial to ensure a smooth transition and effective management.

Firstly, leaseholders should assess whether self-management or hiring a managing agent would be more suitable for the size and complexity of the building. Self-management involves taking on the day-to-day management tasks independently, while hiring a managing agent allows for professional expertise and support. Consideration should be given to factors such as the number of units, complexity of maintenance requirements, and available resources.

Leaseholders should also ensure that they have a responsible approach to long-term maintenance. This includes establishing a proactive maintenance schedule to preserve the value and condition of the property. Compliance with government-approved codes of management practice is essential to uphold high standards and protect the rights of all stakeholders.

Additionally, leaseholders should familiarize themselves with the legal aspects of leasehold enfranchisement, leasehold rights, and leasehold property management. Understanding the relevant legislation and regulations will help leaseholders navigate the process more effectively and make informed decisions.

Benefits of Preparation:

  • Smooth transition to self-management or engaging a managing agent
  • Ability to make informed decisions regarding property management
  • Maintaining property value through proactive maintenance
  • Compliance with legal requirements and codes of management practice

By adequately preparing for the Right to Manage, leaseholders can ensure a successful transition and optimize the management of their property.

leasehold property management

Key Considerations for Preparation Self-Management Hiring a Managing Agent
Size and complexity of the building Assess if manageable independently Select an agent with relevant experience
Long-term maintenance approach Establish proactive maintenance schedule Ensure agent prioritizes maintenance
Compliance with codes of management practice Understand and adhere to legal requirements Select an agent with knowledge of regulations

Qualification for the Right to Manage

To qualify for the Right to Manage, there are specific criteria that need to be met. Let’s take a closer look at these qualifications:

Qualifying Tenants

At least two-thirds of the flats in the building must be let to qualifying tenants. Qualifying tenants are leaseholders whose lease was originally granted for an original term of more than 21 years. This ensures that the majority of residents have a stake in the management of the building.

Building Conditions

In addition to qualifying tenants, the building itself must meet certain conditions to be eligible for the Right to Manage. These conditions include not exceeding 25% non-residential use and not being owned by a local housing authority. These requirements help ensure that the building is primarily residential and that the management responsibilities can be effectively carried out by the leaseholders.

Flats vs. Houses

It’s important to note that the Right to Manage applies specifically to flats, not houses. This legislation is designed to empower leaseholders in managing shared spaces and communal areas within a building. However, it’s worth mentioning that each block within an estate of separate blocks would need to qualify separately, as the right is specific to individual buildings.

Meeting these qualifications is essential for leaseholders who wish to exercise the Right to Manage. By understanding these criteria, leaseholders can determine their eligibility and proceed with the necessary steps to take control of the management of their building.

If you’re unsure whether your building qualifies for the Right to Manage, it’s recommended to consult a legal professional or seek advice from leasehold management experts.

right to manage legislation

The RTM Company

The Right to Manage (RTM) is exercised through the RTM company, which is formed by the leaseholders themselves or with the assistance of a solicitor or company agent. The RTM company is responsible for obtaining the right to manage and takes on the responsibility of managing the building. This collective enfranchisement option allows leaseholders to gain control over leasehold management, ensuring that their interests are protected and their needs are met.

The RTM company must have a set of Articles of Association that comply with the statutory provisions. These articles outline the rules and regulations governing the management of the building and the rights and responsibilities of the leaseholders and the company. By following leasehold reforms and implementing effective leasehold management practices, the RTM company can ensure that the building is well-maintained and that the needs of all leaseholders are met.

Forming the RTM Company

The formation of the RTM company involves several steps. Firstly, the leaseholders must come together and decide to exercise their right to manage. This can be done through discussions and meetings where they collectively agree on the need for better leasehold management. Secondly, the leaseholders must appoint directors who will be responsible for the day-to-day management of the company. These directors should have a good understanding of leasehold management practices and be committed to acting in the best interests of all leaseholders.

Once the directors are appointed, the leaseholders must register the RTM company with Companies House. This involves submitting the necessary documentation, including the Articles of Association, the names and addresses of the directors, and other relevant information. This step formalizes the establishment of the RTM company and ensures that it is recognized as a legitimate entity for leasehold management purposes.

Day-to-Day Management

Once the RTM company is formed, the directors assume the responsibility for the day-to-day management of the building. This includes tasks such as collecting service charges, organizing maintenance and repairs, and managing any leasehold disputes that may arise. The directors must ensure that leasehold management practices are carried out in accordance with the Articles of Association and leasehold legislation.

Effective leasehold management involves maintaining open communication with all leaseholders, ensuring transparency in financial matters, and making informed decisions that benefit the overall well-being of the building. The RTM company may choose to hire a managing agent to assist with the day-to-day management tasks or undertake the management themselves, depending on the collective preferences and capabilities of the leaseholders.

Ensuring Smooth Operation

To ensure the smooth operation of the RTM company, it is important for the directors and the leaseholders to work together harmoniously. Regular meetings should be held to discuss important matters related to the management of the building, and all leaseholders should have the opportunity to voice their concerns and suggestions. By fostering a sense of community and collaboration, the RTM company can create a positive leasehold management environment that benefits all those involved.

Key Responsibilities of the RTM Company:
Obtaining the right to manage the building
Managing day-to-day leasehold operations
Collecting service charges
Organizing maintenance and repairs
Resolving leasehold disputes
Ensuring compliance with leasehold legislation

In conclusion, the RTM company plays a crucial role in leasehold management. By exercising the right to manage and forming an RTM company, leaseholders can take control of the management of their building and ensure that their needs are met. The RTM company, with its directors and shared responsibilities, is the driving force behind effective leasehold management and collective enfranchisement. It provides leaseholders with the opportunity to actively participate in decision-making and safeguard their interests.

Appointing a New Manager

If leaseholders are dissatisfied with the current management of their building, they have the option to apply to a tribunal to appoint a new manager. This process can help resolve leasehold disputes and provide expert leasehold advice for complex situations.

To initiate this process, leaseholders must demonstrate instances of bad management, such as the imposition of unreasonable service charges or failure to comply with approved codes of management practice. By presenting evidence supporting these claims, leaseholders can appeal for a change in management to ensure fair and efficient leasehold property management.

The first step in appointing a new manager involves serving a Section 22 notice to the landlord. This notice outlines the concerns raised by the leaseholders and the desired change in management. It serves as a formal communication that triggers the legal process.

leasehold disputes

The application to appoint a new manager may involve the Leasehold Valuation Tribunals, where a panel will consider the evidence presented by the leaseholders and make a decision based on the best interests of the leaseholders and the upkeep of the building.

Appointing a new manager can help address leasehold complexities and ensure that the building is managed in a way that meets the needs and expectations of the leaseholders. It offers an opportunity for fair and effective leasehold property management, resolving any disputes or concerns that may have arisen under the previous management.

Transitioning to Right to Manage

Transitioning to the Right to Manage involves several essential steps that leaseholders must follow to assert their leasehold management rights. These steps ensure a smooth transfer of management responsibilities from the landlord to the RTM company.

  1. Serve Notice to Qualifying Leaseholders: To initiate the process, leaseholders must serve a notice inviting participation to all qualifying leaseholders. This notice informs them of their right to join the RTM company and be actively involved in the management of the building. It is crucial to include all relevant leaseholders, ensuring everyone has the opportunity to participate.
  2. Issue Claim Notice: After serving the notice to qualifying leaseholders, the next step is to issue a claim notice to the landlord and any intermediate landlords. This claim notice formally asserts the right to manage the building and signals the intent to transfer management responsibilities to the RTM company. The claim notice should include all necessary details and be carefully drafted to ensure compliance with leasehold legislation.
  3. Landlord’s Response: Upon receiving the claim notice, the landlord has a set period to respond with a counter notice. The response may involve accepting the claim, disputing the claim, or raising any objections or concerns. Leaseholders should be prepared for varying responses from different landlords. In case of a dispute, legal resolution might be necessary, potentially through the First-tier Tribunal (Property Chamber).

Once the process is complete and any disputes are resolved, the management responsibilities are officially transferred to the RTM company on the acquisition date. This marks an important milestone in the journey towards leasehold management rights, empowering leaseholders to take charge of the building’s management and ensure it aligns with their vision and needs.

Roles and Responsibilities of Directors and Leaseholders

Directors of the RTM company play a crucial role in the day-to-day management of the company, ensuring smooth operations and efficient decision-making processes. They are responsible for various tasks that contribute to the effective running of the building.

Firstly, directors are responsible for preparing budgets that accurately reflect the financial needs of the building. They need to consider future maintenance and repair costs, ensuring that sufficient funds are allocated for these purposes. By carefully managing the financial aspect of the building, directors can ensure that the RTM company remains financially stable and can meet its obligations.

Additionally, directors are responsible for organizing maintenance schedules, ensuring that regular maintenance and necessary repairs are carried out in a timely manner. This includes coordinating with service providers and contractors to ensure that the building is properly maintained and any issues are promptly resolved. By prioritizing maintenance, directors can help maintain the value and livability of the building for its occupants.

Managing service charges is another important responsibility of directors. They need to ensure that service charges are accurately calculated, transparently communicated to leaseholders, and collected promptly. Directors should provide clear explanations of the charges and ensure that they are used appropriately to cover the costs of maintaining and managing the building. This requires careful financial management and open communication with leaseholders.

Leaseholders, on the other hand, have the opportunity to participate in the decision-making processes of the RTM company. As members of the company, they have the right to express their views and influence key decisions that impact the building and its management. However, leaseholders may not have an active role in day-to-day management tasks.

During the transition period, the RTM company faces various complexities that need to be addressed. It must effectively manage costs, ensuring that funds are used wisely and efficiently. This includes prioritizing expenditures and negotiating contracts with service providers to obtain the best possible terms. By carefully managing costs, the RTM company can ensure that service charges remain fair and reasonable for all leaseholders.

Managing service provider contracts is also crucial during the transition. The RTM company must carefully review existing contracts and make necessary amendments or renegotiations to ensure that the building receives the services it needs at fair prices. This may involve comparing multiple offers and conducting thorough evaluations to select the most suitable service providers.


The Right to Manage provides leaseholders with a valuable opportunity to gain control over the management of their building and improve overall management standards. However, it is essential for leaseholders to carefully consider the responsibilities and potential challenges that come with exercising this right.

Seeking professional advice and engaging the services of a competent managing agent can greatly assist in ensuring a smooth transition and effective management of the property. A managing agent can offer valuable guidance, expertise, and support in navigating the complexities of leasehold disputes and providing leasehold advice.

By exercising the Right to Manage, leaseholders gain a sense of empowerment and the ability to make informed decisions regarding the management and upkeep of their flats. With the proper guidance and proactive approach, leaseholders can create a harmonious living environment and establish high standards of service within their building.


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