Ever wondered why your service charges keep rising, but maintenance issues take forever to fix? You’re not alone. Many leaseholders feel powerless when it comes to building management—frustrated by poor service and unclear costs.
But there’s good news. Under the Commonhold and Leasehold Reform Act 2002, you and your fellow leaseholders have the legal right to take control. This process is called Right to Manage (RTM), and it gives you the power to decide who runs your building and how your money is spent—without needing to prove mismanagement.
In this guide, you’ll learn:
✔Who qualifies for RTM
✔The exact steps to follow
✔The costs involved and potential savings
✔Whether to self-manage or hire a block management firm
Ready to take charge of your building? Let’s break it down step by step.
What Is Right to Manage (RTM) and Why Does It Matter?
RTM is a legal right that allows leaseholders to assume control over the management of their residential block by forming an RTM company. This means they can replace their current managing agent or self-manage the building without the landlord’s permission. The benefits of RTM include:
- Cost control – Leaseholders can manage budgets effectively and avoid excessive service charges.
- Greater decision-making power – RTM allows leaseholders to select contractors and make key management decisions.
- Improved service quality – With direct oversight, maintenance and repairs can be carried out more efficiently.
- Transparency – Leaseholders gain clearer financial oversight, ensuring funds are used responsibly.
Many leaseholders across Exeter, Newquay, Torquay, and Truro have successfully used RTM to gain more control over their properties. However, eligibility criteria must be met before beginning the process.
Case Study: How RTM Helped Exeter Leaseholders Cut Costs by 30%
Sarah and her neighbours in an Exeter apartment block were frustrated with escalating service charges and slow repairs. Their landlord-appointed managing agent charged £1,500 per flat per year, yet basic maintenance—like fixing a leaking roof—took months.
After learning about Right to Manage, they formed a Resident-Controlled Management company, took control, and appointed a local property manager of their choice. The result?
✔Annual service charges dropped by 30%
✔Repairs were completed faster, with direct oversight
✔Full transparency over spending
If you’re in a similar situation, RTM could be your solution too. Let’s explore how it works.
Eligibility Criteria for RTM
Not all buildings qualify for the Leaseholder-Led Management. Before proceeding, leaseholders must ensure their property meets the following conditions:
- The building must be residential, containing at least two flats.
- At least two-thirds of the flats must be leasehold, with leases originally granted for more than 21 years.
- At least 50% of the leaseholders must be willing to participate.
- The building cannot be local authority-owned if more than 25% of the floor space is used for non-residential purposes.
If your building meets these criteria, you can begin the RTM process.
According to the Leasehold Advisory Service (LEASE), thousands of leaseholders successfully take control of their buildings each year under RTM. However, the process must be followed correctly to avoid disputes.
Key Legal Facts About RTM:
No proof of poor management needed – RTM is a legal right under the Commonhold and Leasehold Reform Act 2002.
Leaseholders must form an RTM company – This is a legal requirement before serving notice to the landlord.
Landlords may challenge the claim – If they dispute eligibility, the case goes to a First-tier Tribunal (Property Chamber).
Step-by-Step Guide to the RTM Process
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Establish an RTM Company
Leaseholders must form a Right to Manage company, which will legally take over the management responsibilities once the process is complete.
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Issue Invitations to Participate
An Invitation to Participate must be sent to all qualifying leaseholders, giving them the option to join the RTM company.
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Serve the Formal Claim Notice
The RTM company must issue a Claim Notice to the landlord, formally stating its intention to take over management.
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Await the Landlord’s Response
The landlord has one month to either accept or dispute the RTM claim. If disputed, the case may go to a tribunal.
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Prepare for the Handover
Once the claim is confirmed, there is a minimum three-month handover period, during which the RTM company must prepare for management responsibilities.
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Take Control of the Property Management
On the final handover date, the RTM company officially assumes management responsibilities. Many leaseholders choose to appoint a professional block management firm for operational support.
Looking for expert guidance? Dorset Block Management, Cornwall Block Management, and Exeter Block Management provide professional RTM support to ensure a seamless transition.
How South West Block Management Experts Can Assist
Managing a residential block isn’t just about choosing the right contractors—it involves legal compliance, budgeting, and ongoing communication with leaseholders. Whether you plan to self-manage or appoint a professional service, here’s what successful RTM companies typically oversee:
RTM Legal Support – Handling claim notices, legal paperwork, and tribunals (if required).
Service Charge Management – Budgeting and financial planning to ensure fair costs.
Building Maintenance & Compliance – Coordinating repairs, safety checks, and insurance.
Day-to-Day Administration – Managing leaseholder queries, payments, and records.
Looking for assistance? Many leaseholders partner with professional block management firms to lighten the workload. If you’d prefer expert guidance, ensure you choose a firm with RTM experience and a transparent fee structure.
Frequently Asked Questions
- How long does the RTM process take?
The process typically takes four to six months, depending on whether the landlord disputes the claim.
- Can the landlord refuse RTM?
The landlord cannot refuse RTM if the legal requirements are met, but they may challenge the claim in a tribunal.
- Does RTM mean we have to self-manage?
No. Leaseholders can appoint a professional block management company to handle day-to-day operations.
- What are the costs involved in RTM?
Costs include legal fees, administrative expenses, and potential tribunal costs. However, RTM can lead to long-term savings on service charges.
- What happens if leaseholders disagree on RTM?
A minimum of 50% participation is required. If there is disagreement, professional mediation or advice from a block management expert may help.
- Can RTM be reversed?
Yes, leaseholders can decide to reinstate landlord-appointed management if the RTM company votes to do so.
Conclusion: Take Control of Your Building’s Management
The Right to Manage process gives leaseholders direct control over their building’s maintenance, costs, and services, ensuring greater transparency and improved quality. However, the process requires careful legal and operational planning.
By following the correct RTM procedures and seeking support from Plymouth Block Management, Dorset Block Management, or Exeter Block Management companies, leaseholders can transition smoothly to self-management or appoint a trusted management firm.
Taking control of your building’s management is a big step—but it’s one that can lead to lower costs, better service, and greater transparency.
Want to explore your RTM options?
Speak to fellow leaseholders and check eligibility using the criteria in this guide.
Visit gov.uk/leasehold-property for official RTM guidance.
Need professional advice? Contact a specialist block management firm or consult a leasehold advisory service for tailored support.
Taking charge starts with knowledge and the right team. Whether you go DIY or hire professionals, the choice is now in your hands.
