# Counter-notice

The landlord's formal reply to a right to manage claim notice, either admitting that the RTM company is entitled to manage or saying why it is not.

Also called: RTM counter-notice, section 84 counter-notice.

Anyone who received the [claim notice](https://runyourblock.co.uk/glossary/claim-notice) as a landlord or other party to the leases can reply with a counter-notice by the date given in the claim notice.

## The two kinds

- **Admitting the claim.** The RTM company takes over on the acquisition date in the claim notice.
- **Disputing the claim.** The counter-notice must point to the specific provision of the Act that the landlord says hasn't been met (s.84(2)).

## If the claim is disputed

- The RTM company can apply to the [First-tier Tribunal (Property Chamber)](https://runyourblock.co.uk/glossary/first-tier-tribunal) to decide whether it is entitled. It must apply **within two months** of the counter-notice (or the last one, if there are several) (s.84(4)).
- If it doesn't apply in time, the claim is treated as withdrawn (s.87).
- If the tribunal decides for the company, it takes over **three months after the decision becomes final**.

If no counter-notice arrives by the date in the claim notice, there is no dispute and the claim goes ahead.

## Related terms

- [Claim notice](https://runyourblock.co.uk/glossary/claim-notice)
- [Acquisition date](https://runyourblock.co.uk/glossary/acquisition-date)
- [First-tier Tribunal (Property Chamber)](https://runyourblock.co.uk/glossary/first-tier-tribunal)

## Sources

- [Commonhold and Leasehold Reform Act 2002, s.84 (counter-notices)](https://www.legislation.gov.uk/ukpga/2002/15/section/84)
- [Commonhold and Leasehold Reform Act 2002, s.87 (deemed withdrawal)](https://www.legislation.gov.uk/ukpga/2002/15/section/87)
- [GOV.UK: Make a right to manage (RTM) application (Form Leasehold 8)](https://www.gov.uk/government/publications/make-a-right-to-manage-rtm-application-form-leasehold-8)

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Updated 22 October 2026. Source: https://runyourblock.co.uk/glossary/counter-notice