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We're exploring 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.
Learn more11 Point Pleasant sits in one of London's most desirable settings — moments from the Thames, with Wandsworth Park as its garden. The building, and the way it is run, should reflect that.
A growing group of residents believe we can do better. Right to Manage (RTM) is a statutory right that allows leaseholders to take over the day-to-day management of their building from the freeholder — without buying the freehold, and without changing anyone's lease.
This site explains what RTM is, what it would mean for us, and how the process works. We're early in the journey, listening to neighbours, and building a clear, evidence-based case. There's nothing to sign yet — only to understand.
Residents in buildings like ours have used RTM to deliver real, measurable change — better value, better service, and a clear voice for leaseholders.
Key decisions about management, maintenance and procurement made by a company run by leaseholders — people who actually live here and pay the charges.
A managing agent appointed by — and directly answerable to — the RTM Board. Decisions reflect the priorities of residents, not a distant freeholder.
Clear visibility over budgets, contracts, insurance and repair work. No more opaque commissions or unclear procurement.
Services tendered competitively and at arm's length. Closer scrutiny of major cost drivers — particularly building insurance and water-damage claims.
A detailed re-tender of building insurance. Residents in comparable buildings have seen meaningful reductions in premium.
There is no separate fee to participate. Project costs are absorbed within management charges you would already be paying.
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 instruction from an RTM Board of resident directors. That agent's appointment is reviewed annually.
Clear specifications and competitive, arm's-length quotes from contractors. The RTM will take control of the great majority of the annual service charge spend.
Greater transparency around budgets, contracts and invoices — with proper scrutiny of the largest cost lines and a clear annual reporting cycle.
Your lease terms remain exactly as they are today. RTM does not alter, replace or shorten them in any way.
The current freeholder continues to own the freehold and collect ground rent. RTM changes management, not ownership.
Your ground rent continues to be invoiced by, and paid to, the freeholder, exactly as today.
Nothing about the way you live in your flat changes. The aim is for everything beyond your front door to be run better.
Once enough qualifying leaseholders join the RTM company, the formal legal process typically takes around seven to twelve months. We're at the very beginning.
Speaking with neighbours, sharing information, and gauging support across the building.
Inviting at least 50% of qualifying leaseholders to join the RTM company.
A formal notice of claim is served on the freeholder under the 2002 Act.
Management transfers to the RTM company. A new chapter for the building begins.
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.
There is no separate fee to join. The legal and set-up costs of forming the RTM company are absorbed within year-one management charges you would already be paying. The only potential additional cost arises if the freeholder contests the claim and the matter is referred to the First-tier Tribunal — typically a modest figure per flat.
You will continue to pay service charges, because the building still requires insurance, maintenance and services. The key difference is how that money is managed, scrutinised and procured. Most RTM companies focus quickly on the largest cost drivers — particularly building insurance and water-damage claims — where there is often meaningful value to recover.
Once at least 50% of qualifying leaseholders have joined the RTM company, the formal legal process typically takes seven to twelve months — closer to seven if uncontested, and around twelve if the freeholder disputes the claim and the matter goes to Tribunal.
Any qualifying leaseholder at 11 Point Pleasant — generally, anyone holding a long lease (more than 21 years originally) — is eligible to join the RTM company, take part in votes, and stand as a director.
No. The obligation to pay ground rent continues, because the freeholder still owns the land. RTM transfers management responsibilities only — not ownership.
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.
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.
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.
A few short videos that explain Right to Manage and the recent changes to leasehold law in England.
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.
A small group of leaseholders are leading this early conversation. As the project develops, we'll formally elect a board of resident director-volunteers — all unpaid, all accountable to the membership.
Director profiles will be added as the working group is confirmed.
If you would like to be involved — or simply to know more — please get in touch.
We're at an early stage and would love to hear from any leaseholder at 11 Point Pleasant — whether you're keen, curious or sceptical. The strongest decisions come from the broadest conversation.