Right to Manage
RTM transfers management. It does not transfer the freehold.
The route is procedural: qualify the building, form the prescribed company, invite participation, serve the claim correctly and prepare to manage from the acquisition date.
Current eligibility
Check the building, leases and members before forming the claim.
A self-contained building or qualifying part
Structure, vertical division and shared services can make the boundary difficult. Use plans and professional input where the building is not straightforward.
At least half the floor space must be residential
Current LEASE guidance reflects the live 50% residential threshold. Exclude common areas when applying the test.
Count flats held by qualifying tenants
At least two flats and the required proportion of long leases are needed. Check the original term and current interests rather than using the occupier list.
Recruit the required RTM company membership
The company, membership applications and register need to be correct before the claim notice. Invite every qualifying tenant through the prescribed route.
Check resident-landlord and other exclusions
Small converted buildings and other situations can fall outside the right. Apply the detailed test rather than a one-line calculator result.
The claim sequence
Each document creates the next deadline.
Form the prescribed RTM company
Use the correct company form and model articles, then establish the company records and controlled filing access.
Serve the notice inviting participation
Give qualifying tenants the prescribed information and route to membership before moving to the claim.
Prepare and serve the claim notice
Identify the premises, company, members, recipients and proposed acquisition date using the current prescribed form and service rules.
Track the counter-notice and determination route
Record whether the claim is admitted or disputed and use the current tribunal form and deadline if a determination is required.
Prepare the acquisition date
Use the notice period to establish insurance, contractors, banking, data, reporting, resident communication and decision authority.
After acquisition
The freeholder remains. Management roles change.
Map which management functions transfer
Use the leases and RTM legislation for services, repairs, insurance, approvals and other functions. Do not assume every landlord right moves.
Reconcile service-charge funds and commitments
Identify balances, arrears, invoices, reserves, contracts and the trust or lease basis on which each sum is held.
Avoid a gap or duplicate placement
Confirm who arranges cover, the insured parties, policy dates, disclosure and any lender or lease requirements before the acquisition date.
Set the lease-application route
Clarify which approvals the RTM company handles, which interests remain with the landlord and how each decision is recorded.
Appoint or instruct with visible authority
Define services, delegated limits, reserved board decisions, reporting, data access and handover in the signed appointment.
Run the RTM company as a company
Keep members, directors, minutes, filings, conflicts and communications current after the claim completes.
Sources for this page
Open the law and guidance yourself.
Current guidance on the right, building criteria, residential threshold and resident-landlord exception.
↗Independent guidanceNotice inviting participationThe current participation notice, information, timing and membership route.
↗Independent guidanceNotice of claimThe prescribed claim route, current timing and acquisition-date framework.
↗Primary lawCommonhold and Leasehold Reform Act 2002Part 2, Chapter 1 contains the statutory Right to Manage framework.
↗Links and current-law position checked 18 August 2026. Apply the governing documents, building facts and current law to the case in front of you.
