What is the Right to Manage? Pros and Cons

If you own a leasehold property and aren’t satisfied with the property management company, what can you do about it? This is a problem that affects leaseholders across the country. The quality of a building’s management is one of the biggest factors for how reviewers on HomeViews rate a building overall. However, understanding your ‘right to manage’ could be the answer. Discover what Right to Manage is and how you may be able to use it to improve the management of your apartment building.

There are around 4.5 million leasehold properties in the UK, most of them owner-occupied or privately rented flats. Disputes with property management companies that run the buildings on behalf of the freeholder are common. If the service charge is too high, or the quality of provided service is too low, leaseholders can use their ‘right to manage’ to solve this problem head-on. We answer some frequently-asked questions below.

What does right to manage mean?

Right to manage is a process that lets leaseholders of individual properties take over the management of the wider building. This happens when enough of the leaseholders are unhappy with the current management and agree to take it on themselves. (For a full explanation of how leaseholds work, see our guide on freehold vs leasehold.)

What does a property management company do?

A property management company is responsible for taking care of all the communal areas and structure of the building that contains the leasehold properties. This includes the upkeep, repair and maintenance works for the roof, hallways, lifts, lobbies, communal gardens, etc.

Property management companies organise all of these works on behalf of the owner of the building. They then issue the service charge to all the leaseholders, who split the costs evenly between them. See our guide to service charges for more details on how this works.

How do I get the right to manage?

You can claim the right to manage your building by setting up an RTM company with your fellow leaseholders. This Gov.uk guide sets out exactly how the process works and what you need to do to qualify. The main requirements are that at least two thirds of the flats in the building are leasehold, and at least 50% of the leaseholders in the building agree to form the RTM company.

Does the building owner have to agree to leaseholders’ right to manage?

The owner of the building does not have to consent to the leaseholders activating their right to manage. As a leaseholder, you can claim your right to manage without having to prove that the management of the building was badly handled.

Usually, all you will need to do is to notify the building owner that you want to set up an RTM company. However, the building owner does have the right to be a member of that company.

What are my responsibilities as part of a right to manage company?

If you are successful in setting up a right to manage company, you and your fellow leaseholders are now responsible for managing the building. This means that you now have to do everything that the property management company did. Mostly, this means organising contractors to carry out all necessary repairs, cleaning and any major works that need doing.

Your other main responsibility will be to meet with the other RTM company members to vote on issues. Most decisions will be about choosing suitable contractors for necessary works.

What are the benefits of right to manage?

The main benefit of right to manage is that you gain greater control over the costs of running the building. You may also save money, since you don’t have to pay for the services of a property management company.

Additionally, by forming an RTM company you can choose and change contractors whenever you like. If you aren’t satisfied with their work, you can simply stop using their services and look for another company.

Another benefit is that any decisions on works can be made and carried out more quickly. A property management company usually manages lots of different buildings; you and the other RTM company members only need to concentrate on your building.

What are the disadvantages of right to manage?

The biggest disadvantage of right to manage is that it can take up a lot of your time. You and the other RTM company members will need to meet on some sort of semi-regular basis to vote on decisions and discuss issues. You will also need to appoint a director who organises all the works, pays contractors and inspects their efforts.

If you are the director, running the building yourself can come with a lot of stress. Deciding on how to invest funds and direct ongoing works is a difficult task. It may even cause disagreements or arguments with other leaseholders or the building owner.

As an RTM company, you can choose to hire a managing agent to take care of all the works. This takes all the time-consuming work off your shoulders, but comes with a drawback of added costs. The difference here is that you can still negotiate service levels with the managing agent – plus you still make all the major decisions, the managing agent just carries them out.

Can I change my property management company instead?

If you don’t want to activate your right to manage, you can try to change your building’s management property company instead. This is done through a tribunal, where you can dispute service charge levels and other leaseholder disputes.

Is right to manage a good idea?

Right to manage is a good idea if you are unhappy with your building’s current management and think you can do better. The process of creating a right to manage company is fairly straightforward, and running one successfully can save you money.

Right to Manage will definitely give you much more control over how your building is managed. However, this does come at a cost – namely your own time and energy. You’ll need to decide whether you, and your fellow leaseholders, are willing to take on the administrative burden of the whole building.

If you have a good relationship with your neighbours, right to manage can make a positive difference. While you have to put in some of your own time, the benefits can quickly make it a worthwhile trade-off.


HomeViews provides verified resident reviews of the UK’s housing developments. We’re working with developers, landlords and the Government to recognise high performers and help to improve standards in the built environment.

Rory Cramer
written by

Rory Cramer

Prior to co-founding HomeViews, Rory spent 13 years in the residential develo... Read all

Prior to co-founding HomeViews, Rory ... Read all