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Leasehold management problems

In this guide

Problems and disagreements about the management of leasehold properties are common. You and your landlord might have different priorities, and not all landlords meet their responsibilities to manage the building well or keep costs reasonable. As a leaseholder you have a range of options for resolving problems.

How to resolve problems with your landlord

It’s usually best to raise a problem with your landlord (freeholder) or the managing agent first, and give them a chance to resolve it.

Write to them and explain what the issue is. Tell them what you want them to do and by when. Give them a deadline to respond and keep copies of all correspondence.

You could also:

Taking legal action

If complaining to your landlord or managing agent does not resolve the problem, you could consider taking legal action. Your options depend on what the problem is.

For example, if you think costs you’re asked to pay are unreasonable you can challenge your service charge or an administration charge at a tribunal.

If your landlord is not meeting their obligations under the lease, such as not maintaining the building, it’s possible to take legal action against them in court by making an application for a type of court order called an order for specific performance. But this should be a last resort and is expensive.

We recommend you get advice from a solicitor if you’re considering taking legal action.

Options for changing the management of your building

If you’re unhappy with the service provided by the current landlord or managing agent, it might be possible to change the management of your building.

Your main options are:

  • the right to manage, where your landlord still owns the building but you work with other leaseholders to take over the management
  • buying the freehold, where you work with other leaseholders to take over both ownership and management of the building (collective enfranchisement)
  • appointment of a manager, where you apply to a tribunal to appoint a new manager

These options are not available in some circumstances, such as where your building is a small conversion (not purpose-built) and your landlord lives in the building.

Which option is best for you will depend on:

  • if your building is eligible
  • if your landlord is a local authority or registered provider (housing association)
  • if you can prove there are serious problems with the current management
  • if other leaseholders are willing to be involved and work with you
  • how much money you and the other leaseholders can afford to spend
  • if you and the other leaseholders have the time, knowledge and skills to take over management yourselves
Options, eligibility and things to consider
Right to manage Buying the freehold Appointment of a manager
The new management will be through a right to manage company run by the leaseholders (the company can choose to use a managing agent) The new management will be through a share of freehold company run by the leaseholders (the company can choose to use a managing agent) You will need to nominate a new manager, and the tribunal makes the final decision on who to appoint
No need to prove bad management No need to prove bad management You will need to prove bad management
Leaseholders for at least half the flats in the building must be involved Leaseholders for at least half the flats in the building must be involved You can apply on your own, or with a group of other leaseholders
The building must be at least 50% residential The building must be at least 75% residential No limit on the amount of non-residential space in the building
Not available if your landlord is a local authority or registered provider (housing association) Available if your landlord is a local authority or registered provider (housing association) Not available if your landlord is a local authority or registered provider (housing association)
Cheaper than buying the freehold – the main costs are professional fees The most expensive option, usually costing several thousand pounds for each leaseholder The main costs are the tribunal fee and any professional advice
The previous landlord still owns the building and can join the right to manage company Replaces the previous landlord entirely The previous landlord still owns the building and may take over management again once the arrangement ends

Next steps

If you’re considering one of these options, see our guides for full details of eligibility and the process:

Last updated:
16 December 2025
Next review:
16 December 2027

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Setting up the right to manage

Step-by-step guide to setting up the right to manage and taking over management

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Appointment of a manager

Your right to apply for a new manager, if there are management problems with your building

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Buying a share of the freehold for your flat

How to buy your building's freehold through collective enfranchisement

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