Can I Change My Managing Agent Without Right to Manage?
Published by Leaseholder Advisory · Independent guide — 24 February 2026
The short answer
Yes — in most cases you can replace your managing agent without going through the Right to Manage process. The two are completely separate. This guide explains the difference, when each applies, and which path is right for your building.
The confusion most leaseholders have
If you search online for 'how to change managing agent,' almost everything you find is written by solicitors promoting RTM legal work or managing agents selling their own services. Many of these articles blur the distinction between changing your managing agent and taking over management of your building entirely.
This matters because Right to Manage is a legal process that takes 6–12 months and requires at least 50% of leaseholders to participate. If all you want is a better managing agent, you probably don't need to go through any of that.
What Right to Manage actually is
Right to Manage (RTM) is a statutory right that allows leaseholders in qualifying buildings to take over management responsibility from the freeholder. When you exercise RTM, a new company — the RTM company — becomes the manager of the building. That company then appoints a managing agent on your behalf.
RTM is most useful when your freeholder controls the management and is unwilling to engage with complaints or make improvements. It transfers power, not just contracts.
When you DON'T need Right to Manage
You can change your managing agent directly — without RTM — in three common situations:
| Situation | What this means |
|---|---|
| An RTM company already exists | If leaseholders previously completed RTM, the RTM company is already the client. It can simply terminate the current agent's contract and appoint a new one — no legal process required. |
| A Residents' Management Company (RMC) is the landlord | Some leases vest management responsibility in an RMC controlled by leaseholders. If your RMC directors want to change agents, they can do so at any time under the terms of the management contract. |
| The freeholder is willing to change agent | This is less common, but some freeholders — particularly those who are absent or don't want the hassle of managing disputes — will agree to change the managing agent if leaseholders make a coherent case. This route is faster than RTM if the freeholder is cooperative. |
When you DO need Right to Manage
RTM becomes the right path when:
- •Your freeholder controls who manages the building and refuses to engage
- •There is no existing RTM company or RMC with management responsibility
- •You want leaseholders to have formal, permanent legal control over management decisions
RTM is a powerful right, but it is not the only tool. Many leaseholders pursue it when a direct agent change would have achieved the same outcome in a fraction of the time.
How to find out which situation applies to you
The starting point is your lease. You're looking for two things:
- •Who is named as the manager or management company? If it is an RMC with leaseholder directors, you likely have direct authority to change agents.
- •Is there already an RTM company registered at Companies House? Search for your building address on the Companies House website — RTM companies are required to include 'RTM' in their name.
If neither of those applies, you are likely in the position where the freeholder controls the management contract. In that case, you have a choice: approach the freeholder directly, or pursue RTM.
A practical note from experience
When I went through this process with my own building, we assumed from the outset that RTM was the only option. It took months to discover we could have approached our freeholder directly. Before committing to the RTM route, it is always worth a letter or call to the freeholder explaining that the current agent is not performing. You may be surprised by the response.
Summary — two routes, one goal
Whether you change your managing agent directly or through RTM, the end result is the same — a new agent who is accountable to you. The question is which route is faster and more achievable given your specific situation.
| Direct agent change | Right to Manage | |
|---|---|---|
| Typical timeline | 4–6 months | 6–12 months |
| Leaseholder participation required | Majority of directors or freeholder agreement | 50%+ of qualifying leaseholders |
| Legal process | No | Yes — statutory process |
| Long-term control | Depends on lease / freeholder relationship | Yes — formal legal authority |
| Best for | Buildings with RTM or cooperative freeholder | Buildings where freeholder is the obstacle |
Not sure which route applies to your building?
Leaseholder Led helps leaseholder groups work out the right approach and manage the process from start to finish — with no upfront cost. If you're trying to figure out where to start, a free assessment is the fastest way to get a clear answer for your specific situation.
Get Your Free AssessmentThis guide is for general information only and does not constitute legal advice. For advice specific to your lease and building, consult a solicitor specialising in leasehold property.