What leaseholders actually pay for right to manage in England
Price anxiety is one of the biggest reasons RTM claims never start. This page gives you honest numbers — market rates, per-leaseholder breakdowns, and exactly what £39 a month gets you — so you can make the decision with your eyes open.
Check your eligibilityRTM has a reputation for being expensive. It doesn't have to be.
Traditional right to manage claims are typically handled by specialist solicitors or RTM consultancies. The legal fees, formation costs and adviser charges can add up to several hundred pounds per leaseholder — before a single notice has been served. That cost is real, and it's why many blocks never get started.
But the cost of not acting is also real: years of rising service charges, deferred maintenance and a managing agent who answers to the freeholder, not to you. The question isn't whether RTM costs money. It's whether what you pay matches what you get.
RightToManage.ai is built around a different model: a flat £39 per month subscription that covers the whole building — not a per-leaseholder fee that scales with your block size. Below you'll find what the market typically charges, what we charge, and what each approach includes.
The three main cost categories in any RTM claim
Whatever route you take — solicitor, consultant or platform — most RTM claims involve the same three categories of expenditure. Understanding them helps you compare quotes honestly and spot where costs are hidden.
Legal & professional fees
Solicitor or RTM specialist fees for drafting claim notices, handling the Notice of Claim, responding to a counter-notice and managing any First-tier Tribunal application. Varies significantly by block size and complexity. Some firms charge per leaseholder; others charge a flat project fee.
RTM company formation
Companies House registration fee plus solicitor or agent charges for drafting the Articles of Association. Some providers include this in their overall fee; others charge separately. The statutory Companies House fee itself is small — the variable cost is professional preparation.
Tribunal & dispute costs
If the freeholder disputes your claim and the case goes to the First-tier Tribunal (Property Chamber), there are application fees and potentially representation costs. Most well-prepared claims do not reach tribunal, but it's a cost to factor into worst-case planning.
How costs change depending on your block size
The per-leaseholder figure is the most useful number for getting neighbouring flat owners to agree to proceed. Here's how the total cost typically breaks down across different block sizes — using a realistic mid-range for professional fees — versus the RightToManage.ai subscription.
| Block size | Typical solicitor total | Cost per leaseholder | RightToManage.ai cost | Per leaseholder (RTM.ai) |
|---|---|---|---|---|
| 10 flats | £2,500 – £4,000 | £250 – £400 each | £39/month | £3.90/month each |
| 20 flats | £3,000 – £5,500 | £150 – £275 each | £39/month | £1.95/month each |
| 40 flats | £4,500 – £7,000 | £112 – £175 each | £39/month | £0.98/month each |
| 80 flats | £6,000 – £10,000+ | £75 – £125 each | £39/month | £0.49/month each |
| Solicitor estimates are market-rate ranges based on typical RTM claim complexity in England. They do not include ongoing management support. The £39/month RightToManage.ai subscription covers the whole building for as long as you need it — through the claim and into ongoing management. | ||||
Solicitor or specialist versus RightToManage.ai
These are genuinely different approaches — not better and worse versions of the same thing. The right choice depends on your situation, your block's complexity and how much hands-on professional involvement you want. Here's an honest side-by-side.
Using a solicitor or RTM specialist
- Typically £1,500–£6,000+ in upfront fees for the claim alone
- Per-leaseholder charges that scale with your block size
- Engagement ends when the claim completes — no ongoing support included
- Director responsibilities, compliance and deadlines left to you
- Direct legal advice from a qualified solicitor
- Fully managed process — minimal leaseholder involvement required
- Appropriate for complex claims or anticipated disputes
RightToManage.ai — £39/month per building
- Flat £39/month subscription — same cost regardless of block size
- Step-by-step guidance from eligibility check to claim completion
- RTM company formation support included in the subscription
- Continues after the claim: compliance reminders, deadline tracking, director guidance
- Access to vetted solicitors, managing agents and accountants through our partner network
- AI Assistant monitors your obligations so you don't have to carry it all in your head
RightToManage.ai does not provide legal advice and is not a law firm. For complex claims or those that are likely to be disputed, we connect you with qualified solicitors through our professional partner network — so you get the right level of support at every stage.
What the £39/month subscription actually covers
One subscription covers two phases: getting RTM, and running it afterwards. Most leaseholders focus on the claim — but the ongoing management phase is where many RTM companies quietly struggle. We built for both.
The RTM Claim — getting control
- Eligibility assessment for your building
- RTM company formation guidance and documents
- Step-by-step claim process walkthrough
- Participation notice templates for leaseholders
- Claim Notice drafting guidance
- Counter-notice response support
- Timeline tracking and deadline alerts
- Introduction to vetted RTM solicitors if needed
- First-tier Tribunal preparation guidance
After the Claim — keeping control
- AI Assistant for ongoing director support
- Compliance deadline reminders (Companies House, insurance, Section 20)
- Service charge management guidance
- Director responsibilities explained in plain English
- Introduction to vetted managing agents
- Introduction to block insurers and accountants
- Building management document library
- Resident communication templates
- Ongoing guidance as your building's needs evolve
For a fuller picture of what managing your RTM company involves, see our guide to what happens after the claim.
What the AI Assistant monitors — so you don't have to carry it all yourself
Being an RTM company director is a volunteer role, not a profession. The AI Assistant is designed around that reality. It tracks what needs doing, reminds you before deadlines arrive and gives you plain-English answers to the questions that come up in the day-to-day running of a residential block.
It monitors Companies House filing dates, insurance renewal windows, Section 20 consultation timelines and service charge accounting deadlines. It flags when a managing agent or contractor quote needs formal process. It keeps your building's key documents in one place.
What it is not: it is not a solicitor and does not give legal advice. For anything that needs a qualified professional — a dispute, a complex lease question, a tribunal — it connects you to the right person from our vetted partner network.
The costs most providers don't mention upfront
Solicitor and consultant quotes often cover the core claim work. What they don't always include are the costs that emerge if things don't go exactly to plan — or the ongoing costs of actually running the company once you've won the right. Here are the ones to ask about.
Tribunal representation costs
If the freeholder serves a counter-notice and disputes your claim at the First-tier Tribunal, legal representation can cost significantly more than the initial quote. Ask any solicitor whether their fee is fixed or whether dispute costs are additional — and what triggers them.
Post-claim management gap
Many solicitors and RTM consultants complete their engagement when the claim succeeds. That leaves newly formed RTM companies without guidance on Companies House filings, Section 20 procedures, service charge accounting and director duties — the work that starts the day after you win.
Managing agent transition costs
Switching from your current managing agent to one appointed by the RTM company can involve exit fees, handover charges and gaps in service. These are usually manageable but rarely mentioned in initial cost estimates. Our partner managing agents are experienced in RTM transitions.
How RightToManage.ai helps avoid these
Because the subscription continues after the claim, there is no management gap. The AI Assistant tracks your ongoing obligations from day one of your new RTM company. And because the £39/month is a flat per-building fee, there are no surprise per-leaseholder charges as your claim progresses. What you see is what you pay.
Ready to see what RTM would cost your building?
Check your eligibility in a few minutes — no commitment, no legal jargon, no fee. If your building qualifies, you'll see exactly what the process looks like and what support is available at every stage.