Guides
Right to Manage and running your block, in plain English
Plain-English guides for leaseholders: Right to Manage on today's rules, running a block after takeover, and the company behind it.
Each guide opens with the short answer, cites the law it relies on and shows when it was last reviewed. New to the words? Try the glossary.
Right to Manage
How leaseholders take over the management of their block: who qualifies, the steps and notices, the timeline, the costs, and what happens on the acquisition date.
- What is the right to manage (RTM)?The right to manage lets leaseholders of flats take over running their building from the landlord through an RTM company. What it covers, and what not.Reviewed 22 October 2026 · 4 min read
- Does our building qualify for the right to manage?The right to manage qualifying rules on current law: self-contained building, two-thirds long leaseholders, up to 50% non-residential, and the exceptions.Reviewed 22 October 2026 · 3 min read
- How to claim the right to manage, step by stepThe right to manage process on current rules: form the RTM company, invite every leaseholder, wait 14 days, serve the claim notice, handle any reply.Reviewed 22 October 2026 · 4 min read
- How much does the right to manage cost?Right to manage costs on current rules: no price to pay, usually no landlord's costs since March 2025, small set-up fees and optional legal help.Reviewed 22 October 2026 · 3 min read
- How long does the right to manage take?The right to manage timeline: about four and a half months minimum from the first invitation to takeover. Most uncontested claims take five to seven.Reviewed 22 October 2026 · 2 min read
- The RTM acquisition date: what happens on the day and afterWhat changes on the right to manage acquisition date: the duties you take over, insurance from day one, the money, approvals and the landlord's role.Reviewed 22 October 2026 · 3 min read
- RTM handover: getting information, contracts and money from the old managerRTM handover explained: contract notices (s.92), your information request (s.93), the service-charge money (s.94) and the fire safety records.Reviewed 22 October 2026 · 3 min read
- Right to manage or buy the freehold?Right to manage vs collective enfranchisement: cost, control, ground rent, lease extensions, who qualifies and how long each takes, compared side by side.Reviewed 22 October 2026 · 3 min read
Running your block
The day-to-day and yearly jobs once you're in charge: budgets and service charges, bills to leaseholders, reserve funds, major works, insurance, fire safety and arrears.
- Your first 90 days running the blockA checklist for new directors after any takeover (RTM, freehold, developer handover or leaving an agent): insurance, bank, records, safety, first bill.Reviewed 22 October 2026 · 4 min read
- How to set a service charge budget for your blockSetting a service charge budget step by step: what the lease allows, the usual headings, splitting costs between flats, instalments and year end.Reviewed 22 October 2026 · 3 min read
- What a service charge demand must containWhat a service charge demand must contain in England: landlord's name and address, an address for notices, the summary of rights, and the lease terms.Reviewed 22 October 2026 · 3 min read
- Reserve funds and sinking funds for blocks of flatsHow a reserve or sinking fund works for a block of flats: when the lease allows one, how much to collect, how to hold it as trust money, and spending it.Reviewed 22 October 2026 · 2 min read
- Section 20 consultation: a step-by-step guide for self-managed blocksWhen Section 20 consultation applies to major works and long contracts, the thresholds, each notice and deadline, and what happens if you don't consult.Reviewed 22 October 2026 · 3 min read
- The 18-month rule for service charges (Section 20B)How the 18-month rule works: when costs count as incurred, the section 20B(2) warning notice, where blocks get caught out and how to stay safe.Reviewed 22 October 2026 · 2 min read
- Buildings insurance for a self-managed block of flatsWho insures a block of flats, the cover you need, rebuild valuations, commissions, leaseholders' rights to insurance details and directors' insurance.Reviewed 22 October 2026 · 3 min read
- Fire safety duties for a block of flatsFire safety for self-managed blocks: who the responsible person is, the fire risk assessment, what residents must be told, fire doors and records.Reviewed 22 October 2026 · 3 min read
- Collecting unpaid service charges (arrears)What a self-managed block can do when a leaseholder doesn't pay: check the demand, remind, agree a plan, the pre-action letter, Breathing Space and court.Reviewed 22 October 2026 · 3 min read
- Managing agent or self-manage? When to hire helpSelf-manage your block or hire a managing agent? What agents do, the hybrid option, choosing an agent, contracts, and how to change agent.Reviewed 22 October 2026 · 3 min read
Your company
The company behind your block: RTM companies, residents' management companies and freehold companies, directors' duties, Companies House, accounts and meetings.
- RTM company, RMC or freehold company: what's the difference?RTM companies, residents' management companies and freehold companies compared: where their powers come from, who can join, what each owns and controls.Reviewed 22 October 2026 · 3 min read
- Directors' duties in an RTM company, RMC or freehold companyWhat volunteer directors of a block's company must do: the seven Companies Act duties, the block's legal duties, conflicts, liability and D&O insurance.Reviewed 22 October 2026 · 3 min read
- Companies House filings and deadlines for block management companiesWhat an RTM company, RMC or freehold company must file at Companies House, and when: the confirmation statement, accounts, director changes and ID checks.Reviewed 22 October 2026 · 3 min read
- Annual accounts for a block: company accounts and service charge accountsThe two sets of accounts a self-managed block needs: company accounts for Companies House and service charge accounts for leaseholders, with deadlines.Reviewed 22 October 2026 · 3 min read
- AGMs and members' meetings for block management companiesDoes your RTM company or RMC need an AGM? Notice periods, quorum, voting, proxies, members calling a meeting, written resolutions and minutes, explained.Reviewed 22 October 2026 · 3 min read