Right to Manage (RTM) for Residential Blocks in Sussex
Expert guidance for leaseholders and directors looking to take control of their building with professional management from day one.
What Is the Right to Manage?
The Right to Manage (RTM) allows qualifying leaseholders to take over the management of their residential building without purchasing the freehold. Introduced under the Commonhold and Leasehold Reform Act 2002, RTM gives leaseholders greater control over how their building is run, how money is spent, and who manages the day-to-day operations.
Once an RTM company is successfully formed and the right is acquired, the RTM company becomes responsible for managing the building, including:
Compliance with legal and regulatory requirements
Maintenance planning and repairs of the building
Financial management and service charge budgeting
Contractor management and oversight
For many leaseholders, RTM offers a practical route to improved transparency, stronger governance and better-quality management without the cost or complexity of buying the freehold.
Who Can Use the Right to Manage?
RTM is available to many, but not all, residential buildings. A building may qualify if:
It is self-contained or part of a self-contained building
At least two-thirds of the flats are held on long leases
At least 50% of qualifying leaseholders participate in the RTM claim
No more than 50% of the building is in non-residential use
There are additional technical criteria and exclusions, particularly for mixed-use buildings and estates. Determining eligibility early is critical to avoid delays, disputes or failed claims.
Oakley works alongside leaseholders and directors to assess eligibility clearly and realistically before any formal notices are served.
Why Leaseholders Choose RTM
Leaseholders typically explore RTM when they feel disconnected from how their building is managed. Common drivers include:
Poor or unclear financial reporting
Limited visibility over management decisions
Frustration with reactive or unresponsive managing agents
Concerns around compliance, safety, or long-term planning
A desire for greater control without buying the freehold
RTM does not remove legal responsibilities. In fact, it places them firmly with the directors of the RTM company. That responsibility can feel daunting but with the right professional support, it becomes structured, manageable and transparent.
Who Oakley Is Best Suited to Support
Because of the expertise and infrastructure required to manage RTM buildings properly, Oakley typically works with:
Residential buildings of 15 units or more
RTM companies managing complex or high-rise blocks
Directors seeking structured, compliance-led management
Buildings requiring proactive, long-term planning
If your building is smaller or outside our core focus, we’re happy to provide guidance or recommend alternative routes.
The RTM Process Explained
The RTM process follows a strict legal framework. While the steps are defined in legislation, the execution often determines success.
In simple terms, the process includes:
Forming a compliant RTM company
Serving a Notice Inviting Participation to qualifying leaseholders
Serving a Claim Notice on the freeholder
Allowing statutory response periods
Completing the handover of management responsibilities
Errors in notices, timing or documentation can invalidate a claim or expose directors to unnecessary risk. For this reason, most RTM companies seek professional guidance throughout the process.
Oakley does not provide legal advice, but we work closely with leaseholders, solicitors and surveyors to ensure the management transition is structured, compliant and operationally ready.
How Oakley Supports RTM Companies
Oakley supports RTM companies at every stage; from early feasibility through to long-term management once control is established.
Our role typically includes:
Advising on RTM eligibility and building suitability
Supporting directors during the claim process
Preparing the building for management handover
Establishing compliant service charge structures
Taking on full management once RTM is granted
We specialise in medium to large residential blocks, including high-rise and complex buildings where RTM directors require experienced, structured support.
Managing an RTM Building After Handover
Once RTM is achieved, the real responsibility begins.
RTM directors become accountable for:
Health & safety and fire safety compliance
Insurance placement and claims management
Service charge budgeting and financial control
Contractor management and planned maintenance
Resident communication and engagement
Regulatory obligations, particularly for higher-risk buildings
Oakley provides RTM companies with a fully in-house management service, including a named property manager supported by dedicated accounts, compliance and operational teams.
This structure ensures directors retain control without being burdened by day-to-day administration or regulatory complexity.
High-Rise Buildings and RTM
RTM is increasingly pursued by leaseholders in high-rise buildings. However, high-rise management carries additional obligations under the Building Safety Act 2022 and Fire Safety Act 2021.
Oakley has specialist experience managing high-rise residential buildings and supporting directors through these responsibilities. This makes us particularly well placed to support RTM companies where safety, compliance and operational risk must be managed carefully.
Who Oakley Is Best Suited to Support
Because of the expertise and infrastructure required to manage RTM buildings properly, Oakley typically works with:
Residential buildings of 15 units or more
RTM companies managing complex or high-rise blocks
Directors seeking structured, compliance-led management
Buildings requiring proactive, long-term planning
If your building is smaller or outside our core focus, we’re happy to provide guidance or recommend alternative routes.
Meet Your Dedicated RTM Management Team
Every RTM building Oakley manages is supported by a named property manager who acts as the primary point of contact for directors and residents. Behind them sits our wider in-house team, including dedicated Accounts, Compliance and Administration teams.
This collaborative model ensures continuity, accountability and resilience which is essential when navigating complex responsibilities.
Right to Manage Resources
Right to Manage is governed by legislation and statutory guidance, and eligibility depends on the structure, ownership and use of a building. If you’d like to explore the legal framework in more detail, the following independent resources provide clear, authoritative guidance:
Leasehold Advisory Service (LEASE)
Government-funded guidance on RTM eligibility, qualifying criteria and the claims process.
Commonhold and Leasehold Reform Act 2002
The primary legislation establishing the Right to Manage
First-tier Tribunal (Property Chamber)
Information on leasehold disputes, RTM determinations and compliance
These resources explain how RTM works in principle. Applying them correctly to a specific building, particularly larger, high-rise or complex schemes, often requires professional interpretation.
Oakley helps leaseholders and directors understand whether RTM is the right route, ensures the process is followed correctly, and provides professional block management once control is secured.
RTM FAQs
Below are some of the most common questions we’re asked by leaseholders and directors considering RTM across Sussex.
If you’d like tailored guidance for your building, our team is happy to help.
Do we need to buy the freehold to use RTM?
No. RTM allows leaseholders to take over management without purchasing the freehold.
Can the freeholder stop an RTM claim?
A freeholder can challenge an RTM claim if eligibility or procedure is incorrect, which is why professional guidance is important.
Do RTM directors take on legal responsibility?
Yes. Directors assume legal and regulatory responsibility for managing the building once RTM is granted.
Can Oakley act as managing agent for an RTM company?
Yes. We act as managing agent for RTM companies across Sussex once control has transferred.
Do you manage RTM buildings outside Brighton & Hove?
Yes. We support RTM companies across Sussex, including Lewes, Shoreham-by-Sea, Worthing, Eastbourne, Burgess Hill and Uckfield.
Partner with Oakley for a Smarter Property Development Strategy
RTM offers leaseholders greater control, but it also brings increased responsibility. Oakley provides RTM companies with the structure, expertise and compliance oversight needed to manage their building confidently from day one.
From our Brighton head office, we deliver professional, clear and accountable property management to our diverse client base across Sussex.