FAQ's & Updates
Will RTM be forever? What if it doesn’t deliver what’s promised?
By default, yes. RTM lasts forever: The RTM company takes over the landlord’s management functions indefinitely. If the directors aren’t delivering, you have the right to nominate and vote for different directors. There are, however, specific scenarios where the right to manage can revert to the landlord. The most common is if the Right To Manage company is wound up.
Will service charges increase initially?
In year 1, the service charge will be slightly higher. We won’t yet have had a chance to retender contracts, and will have some once-off set-up costs (eg, setting up our new on-site office.) In year 2 and year 3, the service charges will be lower than at present (after inflation).
Will leaseholder views matter?
Yes! The point of RTM is to increase leaseholders’ influence and voice in how the estate is run. Remember: Leaseholders will choose the directors of the RTM company. The directors of the RTM company will then set service levels for the managing company to work to day to day.
Will MIRA still exist?
We want it to. We think it’s healthy for leaseholders to have different forums. We don’t see the RTM company ‘replacing’ MIRA.
Will the managing agent manage the whole building?
The managing agent will manage the residential parts of buildings 11 and 15. The rest of the estate, including the car park, will continue to be managed by the company chosen by the landlord. Mann Island Properties Limited. That company is currently Mann Island Management Limited.
Will ground rent still apply?
Yes. RTM changes who manages the building, not who owns it, and it does not affect the lease terms, including ground rent.
Will I pay service charges?
Yes, you will pay service charges, as at present. You will pay them to the management company we appoint, however, rather than a management company appointed by the landlord.
Will remedial issues be prioritised?
Yes. We cannot promise that they will be solved immediately. We do promise that we will move fast, and that we will communicate what we know/find out. For instance: we will immediately ask Thomasons to share any specialist reports on the glazing units. If none have been done, we will commission them.
Will competitive tendering resolve faults?
It will resolve some faults. In particular, it will reassure leaseholders we are getting value for money. In particular: we will aim to increase the number of bids that we receive for any large projfect (one that triggers the ‘section20’ process) from 2-3 to 4-5.
What changes will residents see?
Our ideal: residents should not notice any difference short-term. Longer-term, you will see several quality of life improvements. We offer two practical examples: we will explore installing package lockers so that residents do not have to wait for the concierge to return from their rounds to pick up their packages. We will also run a town hall with all residents at least every six months to understand your priorities and concerns.
What changes will investors see?
Investors will immediately notice a difference in tone and quality of communication from directors and management company. You will also feel increased urgency around solving longer-term issues like the glazing units and the missing cladding panels.
Will staffing costs increase?
We anticipate staffing costs will be higher in year 1. This is because we will have to pay 20% VAT on staffing costs. To help you quantify this: staffing is 25% of the total service charge, to the total increase will be 5% (20%*25%). So, if your service charge in 2026 is £1000, this will increase your service charge by £50.
This is a worst case scenario. In year 1, we will already start to offset this cost increase by more efficient procurement. Longer-term, we plan to request to purchase the freehold or to request commonhold. In either scenario, VAT will no longer be payable.
How will the managing agent be selected?
We are currently working with Home Management Group. We are not, however, committed to working with them as managing agent. When ~40% leaseholders are members, we will review our experience working with them and interview other companies to ensure we select the best company. We welcome leaseholders participating in those interviews. Please let us know on mannislandrmc@gmail.com if you would like to participate.
How can I find out more?
Here are three reports that may help
Law Commission Report
Leasehold home ownership: exercising the right to manage¹
Note: The UK Law Commission is an independent statutory body that keeps the law of England and Wales under review and makes recommendations to make it simpler, fairer, more modern, and cost-effective.
Some of the main messages from this report include, to our mind:
- That there is no systemic evidence that RTM leads to higher costs or poorer service
- That many leaseholders pursue RTM because of dissatisfaction with existing management, often citing poor service or inflated charges
- That RTM offers leaseholders the opportunity to improve service quality and transparency
- Still, success depends on the RTM company’s competence and engagement
Leasehold Advisory Service (LEASE) report
Right to Manage: The Costs Considered²
The Leasehold Advisory Service (LEASE) is a government-funded, non-departmental public body that provides free advice on the law affecting residential leasehold property in England and Wales. It offers guidance to leaseholders, landlords, and others, covering topics such as lease extensions and service charges.
The Leasehold Advisory Service report notes that:
- RTM can lead to cost savings, especially where past managing agents were inefficient or overcharging
- However, costs can rise if the RTM company lacks experience or fails to procure competitive contracts
- There is no automatic correlation between RTM and better or worse service, but many leaseholders report increased peace of mind because of improved responsiveness
Recent 2025 Legal Reforms
Several statutory instruments from the Leasehold and Freehold Reform Act 2024 came into effect earlier this year. These include provisions that:
- Reduce financial risk from Right to Manage by limiting landlords’ ability to recover legal costs from leaseholders when landlords dispute RTM claims
- Expand eligibility, making RTM more accessible to mixed-use buildings like Mann Island
