Number of qualifying flats, expected participation %, current service charge per flat, residential vs commercial floor area, listed-building status, leases over 21 years.

The tool runs the statutory eligibility tests: ≥2 flats, ≥75% residential, ≥66% of flats let on long leases, ≥50% participation. Each failed test is explained with the workaround if there is one.

Solicitor, RTM Co formation, surveyor (if listed/complex), counter-notice reserve, freeholder's costs, Land Registry, insurance, contingency. Each line shows benchmark range so you can spot quotes that are out of line.

Total upfront cost divided by the number of participating leaseholders, with a separate scenario where some leaseholders refuse to contribute and the rest split it.

Estimate of post-RTM service charge based on user-entered savings %. The tool defaults to 15–25% saving (typical when freeholder margins on managing agent / insurance are removed) but you can adjust based on your evidence.

Line chart shows cumulative net position (initial cost less annual savings) over 10 years with the break-even point highlighted. Most blocks reach payback in 2–4 years.

RTM was created by the Commonhold and Leasehold Reform Act 2002 (Part 2). Key provisions:

• Section 71: who qualifies (residential building, ≥2 flats, ≥75% residential, ≥66% long lease).
• Section 79: the claim notice procedure.
• Section 84: counter-notice procedure for the freeholder.
• Section 88: liability for freeholder costs.

The Building Safety Act 2022 added complexity for blocks ≥18 m or 7+ storeys: an "Accountable Person" must be designated under Building Safety Act regime; an RTM company can be the AP but must demonstrate competence and resources.

The freeholder can defeat the claim if:

• The eligibility criteria are not met (any one of the four).
• The participation drops below 50% before completion.
• The notice procedure is technically defective (wrong addresses, missing information, wrong dates).

Failed claims forfeit roughly 60–80% of the costs paid so far. Use a specialist RTM solicitor — the procedure is unforgiving on technicalities.

Typical RTM savings come from removing the freeholder's margin on:

• Buildings insurance: freeholders often charge a 15–25% commission on the policy. RTM Cos shop competitively.
• Managing agent fees: freeholders may use connected agents at above-market rates.
• Major works contracts: freeholders may not procure competitively.
• Reserve fund management: full transparency under RTM.

However, RTM saves nothing on ground rent, fixed lease costs (e.g. licence to alter fees), or freeholder consents.

RTM gives leaseholders management control without buying the freehold. Cheaper (£4k–£12k upfront), faster (3–6 months), and no premium payable to the freeholder.

Collective enfranchisement buys the freehold outright. Much more expensive (premium can be £30k–£200k+ depending on block), longer (12–24 months), but eliminates ground rent and gives full ownership.

RTM is usually the right starting point. If RTM works smoothly for 2–3 years, leaseholders often progress to enfranchisement.

Once RTM completes, the RTM Co takes over management responsibilities: appointing a managing agent (or self-managing), arranging buildings insurance, collecting service charges, commissioning major works, statutory compliance (fire risk assessment, asbestos, electrical safety, gas safety, lift, water, AGM filings).

Most RTM Cos appoint a professional managing agent at £150–£300 per flat per year and run lay director meetings 4 times a year. Self-managing is feasible for small blocks (under 12 flats) where a director has time.