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We're pursuing our legal Right to Manage — so that decisions about our building, and the service charges we all pay, are made by the people who actually live here.
11 Point Pleasant is a building we're proud to call home. But over recent years, residents have reached the same conclusion: the building simply isn't being looked after the way it should be. We've decided to do something about it.
Service charges keep rising, yet too much of what we pay is wasted rather than spent wisely. The fabric of the building is being allowed to deteriorate, and too often residents are left in the dark about decisions that directly affect their homes.
Below are the problems we want to fix — and the legal route we're using to put them right.
Our service charge isn't being managed with the care it should be. Accounts run years behind, and questions go unanswered for months. There's confusion rather than clarity, and little confidence that our money is being spent wisely.
There's no long-term maintenance plan. Instead of planned, preventative care, the building gets only reactive, piecemeal attention — and parts of it are simply left to decline.
Contractors are appointed and paid without us being consulted, and often without anyone checking the work was done at all, let alone done well.
Reporting an issue feels futile. The system can be unreliable, and once a problem is logged residents are often left in the dark. Too often it falls to us to chase, follow up, and hold things together in our own time — which simply isn't sustainable.
Our property managers aren't local, rarely visit, and have no hands-on knowledge of the building or the trades needed to maintain it. Frequent turnover means what little knowledge exists is rarely passed on.
Communication is poor. Residents are rarely told what's happening with works or finances, and the managing agent's own internal teams don't seem to speak to one another. When contractors do attend, poor coordination often leads to wasted visits.
The result is a building that isn't receiving the maintenance, financial care, or attention to quality it deserves — and a real risk to both our quality of life and the value of our homes.
Right to Manage (RTM) is a statutory right, introduced by the Commonhold and Leasehold Reform Act 2002. It gives leaseholders the legal right to take over management of their building from the freeholder — without having to buy the freehold, and without changing anyone's lease. It is a common and well-established route, used successfully by leaseholders in countless buildings across England to take back control and improve how their homes are run.
Crucially, this does not mean managing the building ourselves.
Instead, we form a not-for-profit company, owned and controlled by the leaseholders of 11 Point Pleasant. That company has the legal right to appoint a professional managing agent of our choosing — and, just as importantly, to hold them to account and replace them if they fall short.
For the first time, the people who live in the building, and who pay for its upkeep, are the people directing how it's run.
For leaseholders of 11 Point Pleasant — including private leaseholders and shared owners with NHG.
Each of the problems above has the same root cause: management that doesn't answer to us. We decide to appoint a managing agent who will run our building properly — accountable to residents, not a distant freeholder.
A managing agent that we appoint, that we can hold to account, and that we can replace if it falls short. The agent answers to residents, not to a distant freeholder.
Clear, timely, properly explained accounts. Full visibility of how every pound of service charge is budgeted and spent, with a proper annual reporting cycle.
A genuine long-term maintenance plan, so the fabric of the building is looked after and protected rather than left to decline.
Works specified clearly and tendered competitively. Contractors checked and held to standard — and major expenditure put to residents before it's committed.
We choose who manages our building, on terms that suit us — and we're free to change them if the service isn't good enough.
Closer scrutiny of the major cost drivers — particularly building insurance and long-term planned maintenance — to make sure we're getting genuine value for what we pay.
RTM transfers management responsibilities to a company owned by leaseholders. It does not change the freehold, and it does not alter your lease.
Day-to-day management transfers to a managing agent of our own choosing, working under the direction of an RTM Board of resident directors. The agent's appointment is reviewed annually.
Works specified clearly and tendered competitively. The RTM company takes control of the great majority of how our service charge is spent — and how well it's spent.
Greater transparency around budgets, contracts and invoices — with proper scrutiny of the largest cost lines and a clear annual reporting cycle.
The managing agent answers to us, not to NHG. For the first time, the people who pay for the building's upkeep are the people directing how it's run.
Your lease terms remain exactly as they are today. RTM does not alter, replace or shorten them in any way.
For shared owners, your underlease with NHG continues exactly as before. Your equity share and your right to staircase are unchanged, and the specified rent you pay on your unsold equity continues to be paid to NHG, exactly as today.
Fairhold Artemis Limited retains the freehold, and NHG retains the headlease. RTM changes how the building is managed — not who owns these underlying interests.
Your ground rent continues to be paid to NHG, exactly as today. We will explore arranging for it to be collected alongside the service charge, so leaseholders receive a single bill rather than two.
Nothing about the way you live in your flat changes. The aim is for everything beyond your front door to be run better.
The route to RTM follows a clear, statutory process. Importantly, it is a no-fault right: we don't need to prove blame or incompetence — only that at least 50% of qualifying leaseholders support the claim.
Speaking with neighbours, sharing information, and signing up members. We need the support of just 50% of qualifying leaseholders to proceed.
A formal Notice of Invitation to Participate is served on any qualifying leaseholders not yet signed up — a statutory step that must precede the claim.
At least 14 days later, the Claim Notice is served on the freeholder, who then has one month to respond. The only valid grounds for objection are procedural — they cannot refuse simply because they'd rather keep managing the building.
If the claim is unopposed, management transfers to the RTM company on the acquisition date — at least three months after the response deadline. A new chapter for the building begins.
Throughout this process, we'll be interviewing and assessing prospective managing agents — so that the moment we take over, a high-quality agent of our choosing is ready to step in.
Right to Manage (RTM) is a statutory right introduced by the Commonhold and Leasehold Reform Act 2002. It allows leaseholders in a qualifying building to take over the management of that building from the freeholder, without needing to buy the freehold.
In practice, this means we form a not-for-profit RTM company, owned by leaseholders, which appoints its own managing agent and oversees how service charges are spent.
Yes — but only modestly, and only after the claim succeeds. The total set-up cost is £8,208, equating to £114 per flat. Nothing is due upfront; costs are only payable once RTM is successfully acquired.
There are two possible ways the cost will be funded:
Option A — Recovered through service charge. The new managing agent recovers the set-up cost in year one, split evenly across all 72 flats — around £114 per flat.
Option B — Shared by participating leaseholders only. Those who actively join the RTM company contribute up front, with the cost split between them. The maximum would be £228 per participating leaseholder, falling as more leaseholders join.
A final decision on which approach to take will be made during the managing-agent appointment phase. In either case, the total cost to any leaseholder will be between £114 and £228.
You will continue to pay service charges, because the building still requires insurance, maintenance and services — and RTM is not about cutting costs. In fact, properly maintaining the building may mean spending more in some areas, not less. The difference is value: with management that answers to us, every pound is scrutinised, properly procured, and spent where it genuinely benefits the building and residents — rather than wasted.
Every leaseholder at 11 Point Pleasant qualifies. All flats are held on 125-year leases (well over the statutory minimum of 21 years), and this applies equally to private leaseholders and to shared owners with NHG. We need the support of at least 50% of qualifying leaseholders to proceed.
Once at least 50% of qualifying leaseholders have joined the RTM company, the formal legal process typically takes around six months. In the unlikely event the freeholder disputes the claim and the matter goes to Tribunal, this can take a little longer — but such disputes are rare, as the grounds for objection are very narrow.
The RTM Board does. Residents collectively decide which managing agent to appoint, on what terms, and for how long. The appointment is reviewed annually — meaning agents are genuinely accountable to the people they serve.
We have not yet chosen an agent. A shortlist will be presented to members in due course.
To start with, two founding board members have volunteered to set the company up and steer the early stages of the project. As the process develops we will share the company's Articles of Association, which set out how directors and officers are elected, how decisions are made, and how the membership is represented.
If you'd be interested in serving as a director — or would like to help out in any other way — please get in touch.
No. RTM directors are volunteer residents, unpaid, and serve for the benefit of the building as a whole. A formal constitution sets out how directors are elected, how decisions are made, and how spending is approved.
The RTM Board oversees the managing agent and sets spending limits for day-to-day repairs. For major works (typically over £250 per leaseholder), a formal Section 20 consultation is run — ensuring transparency and giving leaseholders a proper say on significant expenditure.
No. Right to Manage is a statutory right. Once we serve the formal Claim Notice, both NHG (as headleaseholder and current managing agent) and Fairhold Artemis Limited (as freeholder) have one month to respond. Either can serve a counter-notice, but only on very narrow grounds:
Neither NHG nor Fairhold can object on the basis that they would prefer the status quo, that they think they are doing a good job, that they would rather keep the management income, that the RTM company is inexperienced, or that they disagree with our choice of managing agent. Those are not legally valid grounds.
In practice, NHG is the more likely objector — they are the party with commercial interests at stake. Fairhold, as freeholder, has no day-to-day involvement and is unlikely to oppose. Recent rulings, including the Supreme Court's 2024 decision in A1 Properties v Tudor Studios, have further raised the bar for procedural objections.
Yes — but only in their roles as headleaseholder and as your landlord. RTM transfers day-to-day building management to a company we control: choosing the managing agent, overseeing repairs and contractors, setting budgets, handling major works consultation, and arranging insurance.
NHG will continue to be responsible for lease-related matters such as staircasing, alteration consents, sales nominations and assignments. The freeholder, Fairhold Artemis Limited, has no day-to-day involvement either now or after RTM.
No. Ground rent continues to be owed to NHG under your lease, exactly as today. RTM transfers management responsibilities only — not the underlying lease structure.
Your lease does, however, allow ground rent to be paid "as the Landlord may direct." As part of setting up the new management arrangement, we will ask NHG to direct that ground rent is collected by our managing agent alongside the service charge, so leaseholders receive a single bill rather than two. This is a matter for NHG's agreement, but is a sensible administrative arrangement that we will pursue.
No. Your underlease with NHG continues exactly as it is. Your equity share, your specified rent, and your right to staircase are all unchanged. RTM changes who manages the building — not your relationship with NHG as your landlord or equity partner.
Yes — exactly as before. Staircasing is governed by your underlease with NHG and is unaffected by RTM. NHG cannot refuse, delay, or change the terms of your staircasing because of our decision to take over management of the building.
RTM has no negative effect on the saleability of your flat — and most evidence suggests well-run RTM buildings hold their value better, because buyers and their solicitors see active resident oversight as a positive. For shared owners, sales continue to go through NHG's normal nomination process, exactly as today.
RTM is reversible. The company can be wound up and management can be handed back. This is rare in practice, but it means the decision isn't irrevocable — there's a safety net.
We're going ahead with RTM, but you don't have to join the RTM company if you don't want to. The company itself only proceeds with the support of at least 50% of qualifying leaseholders, and that's what we're working towards.
If you don't support RTM, you're still under no obligation to join. Leaseholders who choose not to join are not penalised: they continue to live in the building exactly as before and benefit from any improvements in management. However, only members of the RTM company have voting rights — so on questions like which managing agent we appoint, or who serves as a resident director, only members will have a say. Non-members can join at any time later if they change their mind.
We would, of course, much rather hear your concerns and discuss them. The strongest decisions come from the broadest conversation — please get in touch.
Right to Manage transfers responsibility for managing the building going forward. It does not affect claims or disputes that arose under NHG's management.
If you have an existing dispute with NHG — for example over repairs, insurance claims, service charge demands or liability for historic damage — that dispute continues with NHG, and is not transferred to or absorbed by the RTM company. Changing the managing agent does not extinguish NHG's responsibility for matters that occurred while they were managing the building.
In short: RTM gives us control of how the building is run from the handover date onwards. It does not, and cannot, write off past failings — those remain a matter between the affected leaseholder and NHG.
The Articles of Association are the constitution of the RTM company — the rules under which it is owned, managed and run. They cover how members join, how directors are appointed, how votes and decisions are taken at meetings, and the company's objects and powers. They are the statutory model articles prescribed for RTM companies, consolidated to include the 2025 amendments.
A few short videos that explain Right to Manage and the recent changes to leasehold law in England.
11 Point Pleasant — Residents' briefing.
New Right to Manage rules for flat owners in England.
An overview of how Right to Manage works in practice.
Leasehold reform and what it means for residents.
This conversation has been led by residents and the Residents' Association Committee (RAC), informed by professional advice.
If you would like to be involved in shaping how our building is run — including potentially becoming a director of the RTM company — we would love to hear from you.
Add your voice. The more leaseholders we have behind us, the stronger our claim. You can also email us with any questions or comments.
For leaseholders of 11 Point Pleasant — including private leaseholders and shared owners with NHG.