What is right to manage?
The right to manage was created under the Commonhold and Leasehold Reform Act 2002. It gives leaseholders in apartment buildings the legal power to take over management responsibilities from their landlord or existing agent. Importantly, leaseholders do not need to prove poor management to exercise this right.
To qualify, the building and leaseholders must meet certain conditions. These include:
- The block must contain at least two flats.
- At least two-thirds of the flats must be held on long leases.
- A minimum of 50% of leaseholders must support the application.
Once formed, the right to manage is exercised through a company run by leaseholders, usually as directors. This company takes over duties such as arranging maintenance, collecting service charges and ensuring compliance with building and fire safety regulations.
The benefits are these:
- More control over how money is spent.
- Greater transparency on service charges and decisions.
- Stronger influence on day-to-day management.
However, these responsibilities come with challenges. Directors must comply with company law, meet health and safety duties and manage finances correctly. Without expert support, it can be difficult to balance legal obligations with the expectations of residents.
For many, appointing a professional managing agent is the most effective way to guarantee their right to manage delivers the intended benefits.
Spacing: 2
Mobile Spacing:
Jump to:
Why RTMs need a managing agent
Taking on the right to manage gives leaseholders control, but it also places significant duties on RTM directors. Running an RTM company means overseeing service charge accounts and annual budgets, arranging insurance, meeting health and safety standards and ensuring compliance with company law.
These responsibilities have become more complex in recent years, particularly with new building and fire safety regulations brought in by the Building Safety Act.
Without professional support, self-management can create risks. Common challenges include:
- Non-compliance with legal or financial requirements.
- Disputes between directors or with residents over decisions and costs.
- Poor maintenance that reduces property value and resident satisfaction.
- Gaps in knowledge around health and safety and insurance cover.
- Suitable knowledge and management of contractors.
- Lack of long-term planning to meet future needs and obligations.
Appointing a managing agent helps RTMs avoid these issues. Rendall & Rittner provides experienced property managers who understand the pressures directors face. We deliver financial transparency, ensure buildings remain compliant and manage suppliers and contractors to high standards.
We give RTMs access to highly competitive procurement, expert insurance and health & safety support, and advanced technology platforms like MyPlace & QUOODA.
By working with us, RTM directors can focus on governance and strategy whilst knowing that day-to-day management is in safe hands. The result is reduced liability, controlled costs and well-managed homes that residents can be proud of. In addition, planned maintenance programmes and capital expenditure planning help protect long-term value, whilst avoiding costly surprises.
Services for RTM companies
Running an RTM company involves balancing many different responsibilities. Rendall & Rittner provides specialist support to make sure directors can exercise their RTM rights without the burden of day-to-day administration. Our property management and specialist teams deliver the services that cover every aspect of property management, giving RTMs confidence that their buildings remain compliant, safe and well-maintained.
Financial management
All client funds are ring-fenced, reconciled daily and protected under the RICS Client Monies Protection scheme. We provide bespoke reporting and accounts so RTM directors can see exactly how service charges are being spent and how their funds are being managed. Dedicated credit control ensures debtors and arrears are managed professionally.
Health and safety
Compliance is vital. We hold a British Safety Council 5-star rating, have won RoSPA awards every year since 2017 and are ISO45001 accredited. Our dedicated building safety, fire remediation and technical support teams can give advice and support to RTMs and offer a variety of services that cover everything from Golden Thread records to safety cases and fire door inspections under the Building Safety Act.
Contractor management
We ensure best value and manage supplier performance using both local and national procurement strategies, with national frameworks managed by our Procurement team providing preferential rates and terms for our RTM clients. We work with, and actively monitor and manage, our approved contractors who are fully insured and qualified.
Resident communication
Our MyPlace and R&R Online portals gives residents one central place to access documents, raise requests and view development updates. We also hold in-person meetings, surgeries and inspections, supported by a 24/7 out-of-hours service to deal with emergencies.
Company Secretarial
RTM directors face strict statutory obligations. We can act as company secretary and registered office, handling filings and governance requirements. Our in-house team provides advice and can attend meetings when specialist input is needed.
Insurance
Through our broker, Alexander Bonhill, we arrange insurance cover across the UK for residential schemes of all sizes to ensure our clients assets are fully protected. This includes buildings and terrorism insurance, Directors & Officers (D&O) protection and engineering cover. Wider than standard levels of cover and competitive premiums ensure RTM directors meet their obligations, whilst keeping costs under control.
Procurement
Our procurement team works with expert consultants which enables us to secure better rates and terms from suppliers. Bulk buying power, together with extensive supplier relationships and broad cross-sector experience delivers real savings, such as 14–19% reductions in average utility costs in 2025/26.
Together, these core services and more specialist ones allow RTM directors to fulfil their responsibilities with confidence whilst ensuring residents benefit from safe, transparent and well-managed homes.
Why choose Rendall & Rittner?
Managing a building through an RTM is a significant responsibility. Choosing the right, reputable managing agent can make all the difference. Rendall & Rittner brings 35 years of experience, substantial resources and award-winning service to every RTM we work with.
Regulated & Accredited
We are regulated by RICS, accredited by The Property Institute and hold Investors in People Platinum status. We also have a British Safety Council 5-star accreditation and ISO45001 certification, reflecting our focus on quality, transparency and compliance.
Award-winning reputation
In 2024, we were recognised with the three pre-eminent awards in the sector - Property Manager of the Year at the RESI Awards, Managing Agent of the Year at the ACE Awards and Mixed Use Management Company of the Year at the Property Management Awards.
Local expertise
We combine national reach with regional expertise and locally based property managers and independent contractors who are dedicated to delivering exceptional, high-quality service.
Full protection
Working with us, you can have complete peace of mind that your funds are professionally managed and protected. Being regulated by RICS guarantees our full financial compliance.
Values-driven service
Our founding values of professionalism, trust and responsibility, communication, working together, integrity and quality underpin everything we do. These values guide how we support RTM directors and residents alike.
Investment in the future
We continue to invest in the development of our people, sustainability programmes and innovative technology, including our MyPlace portal and Customer Engagement system, to improve services and reduce environmental impact.
For RTMs, this combination of expertise, safeguards and resources brings peace of mind and homes managed to the highest standards.
Case studies
Our work with resident-led companies spans developments of every type and scale throughout the UK.
The Lantern, Borough, London
16 apartments with ground floor commercial space built in 2006. We have worked with the Right to Manage company since 2016, delivering full property management services to the RTM’s specific requirements, including fire safety and long-term projects and planning. For further information see the full case study.
Nine Albert Embankment, London
Featuring 238 mixed-tenure riverside homes and 13 commercial units in prime central London we have supported the Right To Manage company since we were appointed in 2010. This includes 24 hour concierge, estate management and cleaning teams, ensuring high service standards. The development required a large scale façade remediation project which we successfully co-ordinated, with no funding being required from leaseholders.
Getting started with us
We support Right to Manage companies across the UK from a network of offices, combining national resources with the expertise of locally based property managers supported by independent contractors. This ensures every RTM benefits from consistent standards and local knowledge.
Getting started is simple. You can enter your postcode below to find your local contact or submit a new business enquiry today.
Spacing: 6
Mobile Spacing:
FAQs
What is a Right To Manage company?
A Right To Manage company is a legal entity formed by leaseholders under the Commonhold and Leasehold Reform Act 2002. It allows residents to take over building management from a landlord or existing agent.
Who can set up an RTM?
Leaseholders in qualifying apartment buildings can set up an RTM. At least 50% must support the RTM application and certain legal conditions must be met.
Can you support those seeking the right to manage?
Yes, we can help leaseholders to set-up an RTM company. Just submit a quick new business enquiry below and we’ll be in touch.
What responsibilities do RTM directors have?
Directors must ensure compliance with company law, financial reporting and health and safety obligations. They are accountable for decisions made on behalf of the company.
Why should an RTM appoint a managing agent?
A managing agent provides professional support, reduces risks of non-compliance and ensures buildings are maintained to a high standard.
How do you support compliance with the Building Safety Act?
Our dedicated building safety, fire safety remediation and technical support teams help clients understand and meet their obligations. We provide support with safety cases, golden thread records, fire door inspections and resident engagement strategies. This ensures developments meet the latest regulatory standards whilst protecting directors from compliance liabilities.
How does your MyPlace portal help residents in RTM buildings?
MyPlace give residents a central hub for updates, key documents and service requests. It allows residents to track progress of development news, view service charge information and key documents, and choose how they receive notifications. The platforms improve communication and provide peace of mind by keeping everything in one place which is accessible wherever residents are.
What protections exist for client money?
We protect client monies via several measures. Accounts are ring-fenced from R&R's accounts, reconciled daily and covered by the RICS Client Monies Protection scheme. These safeguards ensure that funds are managed responsibly and remain fully protected at all times.
How do you manage contractors and procurement?
We use national frameworks and local procurement to secure the best value. All contractors are vetted for quality, safety and compliance and their performance is monitored regularly. This process ensures clients receive competitive rates without compromising on standards.
Do you provide Company Secretarial services?
Yes. We can act as Company Secretary for RMCs and RTMs, providing a registered office and handling statutory filings. Our in-house specialists also advise on governance matters, supporting directors to meet their legal responsibilities with confidence.
Can you manage large mixed-use developments with amenities?
Yes. We have extensive experience managing large, complex developments with a broad range of facilities such as concierges, gyms, swimming pools, spas, open spaces and commercial uses. Our on-site teams and support systems ensure that every part of a mixed-use scheme is managed to the same high standard.
How quickly can an RTM appoint and onboard you?
Onboarding can begin as soon as the RTM directors decide to appoint us. We provide a clear transition plan to ensure a smooth handover via our Mobilisation team.
New business enquiry
Enter the postcode of your development for details of your local contact:
Post Code not found
or find by area:
- London
- Midlands
- South
- South West
- North
or simply: