Right to Manage (RTM) is a legal process that allows qualifying leaseholders to form a company that takes over the management of their building from the landlord’s or freeholder’s chosen managing agent.

For PPM, this means the new PPM RTM Company Limited will instruct its own managing agent (HAUS) to handle services such as repairs, maintenance, building insurance procurement and day‑to‑day management.

RTM does not change who owns the freehold. It simply transfers the management responsibilities and decision‑making to a company controlled by leaseholders instead of the freeholder.

Many leaseholders feel we have not been getting value for money from the current arrangements, especially around:

• High service charges

• High buildings insurance premiums and excesses

• Lack of transparency over commissions and procurement

• Concerns about how leaks and other claims are handled

RTM allows us to:

• Choose our own managing agent

• Specify the services we want, then obtain competitive, arm’s‑length quotes

• Increase transparency over budgets, contracts and billing

• Have leaseholders, not the freeholder (Comer), in control of key management decisions

Ultimately, RTM gives us a realistic chance of better service and better value, with decisions made by people who live here or own here.

The RTM project costs (legal, set‑up, etc.) have been negotiated so that:

• There is no separate, direct fee you need to pay to take part

• The costs are absorbed within the year‑one management charges we would be paying anyway

In other words, joining the RTM company is not an extra bill on top of what you already pay.

The only potential additional cost is if the freeholder forces us to go to the First‑tier Tribunal. In that case, the current estimate is roughly £100 per flat.

What’s Changing

Building management
Management of the building will transfer from Comer to HAUS, acting under instruction from the Board of PPM RTM Company Limited. Management of the grounds will likely remain with Comer as they are not part of the RTM claim.

How will services be procured
The RTM company and HAUS will define clear service specifications and obtain competitive, arm’s-length quotes from contractors.

Financial oversight
There will be greater transparency around budgets, contracts and invoices, with increased scrutiny of major cost items such as building insurance and leak-related works.

What’s Not Changing

Your lease
Your lease terms remain exactly the same — RTM does not alter or replace them.

Freehold ownership
Comer Group will continue to own the freehold and collect ground rent and manage the grounds.

Looking Ahead..

If legislation and options around commonhold or collective freehold purchase evolve, having an RTM structure in place may put us in a stronger position to act. Any such step would be considered separately in the future.

Yes. RTM gives us:

• Greater transparency

• Control over spending decisions

• Competitive tendering for works

• Assurance that costs are necessary and proportionate

We will work to ensure value for money—because we pay these costs too.

Currently, we cannot take action as we do not yet have management powers.

Once RTM is obtained:

• Existing contracts would normally end

• Works could be re-tendered competitively

• Updated quotations can be obtained

In short, we aim to give leaseholders better notice and control over future costs.

There is not yet a final Tribunal decision, but works are clearly required.

If unresolved by the time we acquire RTM:

• We will obtain competitive quotations

• Carry out proper inspections (e.g. using a cherry picker)

• Ensure informed decision-making

You will still pay service charges under RTM, as the building continues to require insurance, maintenance and day-to-day services.

The key difference is how that money is managed, controlled and scrutinised.

Insurance Review

We will review the buildings insurance in detail, as current premiums and excess levels appear high.

Early indications suggest there may be opportunities to reduce costs by:

• Setting more appropriate sums insured

• Removing unnecessary elements (for example, certain “loss of rent” provisions that primarily benefit Comer Group)

Managing Leaks and Escape of Water

We will take a more proactive approach to managing one of the biggest cost drivers:

• Setting clearer standards for plumbing and alterations

• Encouraging the use of accredited contractors

• Improving oversight of works

• Reducing both the frequency and cost of claims and uninsured repairs

Overall Approach

While specific savings cannot be guaranteed at this stage, the objective is clear:
to deliver better value for money, not simply to continue the same issues under a different structure.

If you are a leaseholder at PPM, you are generally eligible to:

• Become a member of PPM RTM Company Limited

• Take part in votes and decision‑making (subject to the company’s Articles)

Further details of eligibility and voting rights will be set out in the company documents and membership form. In practical terms, if you own a flat here, we want you involved and represented.

Control
Decisions about your building are made by a company run by leaseholders, rather than by the freeholder’s agents.

Transparency
Greater visibility over budgets, contracts, insurance arrangements and repair works.

Value for Money

• Services procured through competitive tendering

• Closer scrutiny of major cost drivers, such as insurance and escape-of-water claims

Accountability & Responsiveness
HAUS, as managing agent, is accountable to the RTM Board ensuring decisions reflect the needs of those who live in the building.

HAUS will be directly accountable to the RTM company, which is run by leaseholders. This means decisions are made in the interests of residents, not a third-party freeholder. You can expect clearer communication, greater transparency on costs, and a more responsive service.

Yes. The RTM process does not change the obligation to pay ground rent, as the freeholder still owns the land.