Frequently Asked Questions

RTM is a legal right under the Commonhold and Leasehold Reform Act 2002 that lets leaseholders take over the management of their building—without buying the freehold or proving fault by the freeholder or current managing agent. It covers functions including repairs, insurance, and maintenance.

Many blocks of flats in England and Wales can qualify. Your building must have at least two flats, at least two-thirds held by “qualifying tenants” (usually long-leaseholders), and no more than 50% non-residential space. Buildings with local housing authority landlords and some small buildings with a resident landlord are excluded.

You need the qualifying tenants of at least half the flats in the building to support the RTM claim. If you only have two flats, both must participate.

Control over your service charges, choice of managing agent, more transparency, and the power to make decisions in your block’s best interests. With RTM, you can achieve lower costs and improved services.

No. RTM is a “no-fault” right—if your building qualifies and you follow the process, the freeholder cannot prevent you from taking over management.

No, as long as the legal process is followed and your building qualifies. Otherwise the freeholder can object and a Tribunal may ultimately have to adjudicate.

A successful claim can take a little over four months but may need considerably longer, depending on how long it takes leaseholders to sign up and whether the freeholder challenges the claim. OnlineRTM streamlines onboarding and communication to keep things moving.

No, although legal advice is recommended if contentious issues arise. We can refer you to specialist lawyers if needed.

We provide a digital-first RTM experience, including electronic documentation, eSignature onboarding for leaseholders, and real-time progress tracking through an online Building Portal.

The fee covers an initial eligibility assessment, leading you through the incorporation of your RTM company (including the Companies House fee), preparing custom Articles of Association, and setup of your online Building Portal. If your block does not pass our initial eligibility assessment, we refund you in full.

Your RTM company can then use our Claim Right To Manage service to energise leaseholders and take control from the freeholder. We work with you to design publicity to engage the building and give you an eSign tool for easy participation. You can track progress in your Building Portal. We ensure compliance with statutory notice requirements, including carrying out Land Registry searches where needed. Once 50% signup has been achieved, we prepare and serve the RTM Claim Notice on the landlord(s).

Each leaseholder receives a personal invitation link via email, SMS, or WhatsApp. They complete a short digital form, eSign, and instantly join the RTM company—no paperwork required.

The Claim Right To Manage stage is £50 per flat (minimum £750). This covers support in energising and onboarding all leaseholders and preparing and serving the Claim Notice on the landlord(s).

Some leases may allow for the RTM company to recover such costs through service charges, in which case you will be able to claim them back. However, if your lease does not allow for this, in practice the RTM company is unlikely to have the funds to reimburse you.

If our initial eligibility assessment concludes that your building isn’t eligible for RTM under the law, we refund your setup fee in full.

If after two years your block has still not reached the minimum participation level for serving the Claim Notice, you can terminate your contract with us and we will refund you the fee less a fixed deductible to compensate us for time and expenses incurred.

Freeholders may serve a Counter-Notice if they believe the legal criteria for a successful RTM claim have not been met. If you need a solicitor, we can make a referral.

No, RTM only transfers management functions—not ground rent or lease terms. The freeholder retains ownership and rights to ground rent.

No annual meetings are required. Only one director is needed for setup, but more can join. Directors run the company; members (leaseholders) vote on key issues. We can provide ad hoc guidance for directors and members.

The RTM company (run by its directors) manages the building. You can appoint your own managing agent or self-manage. The freeholder is out of day-to-day decisions.

Yes, the RTM company can appoint any agent it chooses, or manage directly. You’re no longer tied to the freeholder’s agent.

The main challenges are getting enough leaseholder engagement, and potential freeholder resistance. OnlineRTM’s tools and guidance are designed to address these risks so far as possible.

Stay in touch! Although we do not provide services beyond the service of the RTM Claim Notice, we would love to hear about your RTM experience and will be happy to share knowhow and make introductions to useful service providers where we can.

The Claim Notice served on the landlord(s) must contain information about the qualifying tenants who are members of the RTM company and about their leases. Although no supporting documentation is required to serve the Claim Notice, evidence should be retained which can prove that the block is eligible, the RTM company has complied with the formalities of the claim process, and the minimum participation threshold has been reached, in case an objection is raised. The documentation stored in the online Building Portal can help with this.

Your data is encrypted, stored in the UK, and processed in accordance with GDPR and our Privacy Policy.

Yes—most notably if the block is not eligible for RTM, or there has been non-compliance in the steps leading up to service of the Claim Notice, or the participation threshold has not been met. Our job is to minimise these risks for you.

No, we are not a managing agent and do not offer management services post-RTM. This keeps us completely independent and focused on your success as a leaseholder group.

Yes, if the claim failed because of something that can be fixed. An RTM company is permitted to address any issues and serve a fresh Claim Notice.

Our eSign tool enables leaseholders to sign up electronically anywhere in the world – no need to mail anything. Leaseholders who do not sign up (for whatever reason) must be served with a statutory invitation to participate, which can usually be done simply by posting a formal notice at their flat. As long as you can still reach the 50% participation threshold, and comply with the invitation requirements, absent leaseholders should not derail the process.

Yes, by law, the landlords (including any freeholder, joint freeholders and head lessee) can join after RTM is achieved. However, their voting rights are limited to a maximum of one-third, so flat owners always retain majority control.

Disputes don’t prevent RTM, as long as at least 50% participate. Good communication and a clear, fair management plan help keep everyone on board. We can help you with communicating the benefits of RTM to the group.

It does not affect your right to sell. In fact, a well-run block with RTM can increase your flat’s value and desirability.

RTM lasts unless the company is dissolved or a Tribunal removes it.