A different way to fund Right to Manage
Want to take control of your block without finding a large amount for managing-agent RTM fees upfront?
For qualifying developments, East Valley can provide the agreed RTM set-up and claim-administration service without charging its normal RTM service fee, in return for an agreed 24-month management appointment once the RTM company acquires management. Normal East Valley management fees apply and are not increased because of this offer.
* For qualifying blocks entering an agreed 24-month East Valley management appointment following successful acquisition of Right to Manage. Normal management fees apply and are not increased because of this offer. External costs may apply. Eligibility and terms apply. Read the full terms and eligibility.
Most leaseholders who look at Right to Manage want the same things: clearer service charges, maintenance that actually gets done, contractors they have a say in, building compliance that is properly tracked, reserve funds that are handled sensibly, straightforward communication, and a managing agent who is accountable to the residents.
Not every claim is expensive. But the initial work and professional administration involved in establishing an RTM company and progressing a claim correctly does have to be paid for somehow, and in a smaller development that upfront contribution can be enough to stall the conversation before it starts.
The cost picture also changed on 3 March 2025. The old regime, under which RTM companies could generally face the landlord's reasonable costs of dealing with a claim, has changed substantially, and RTM companies are now generally shielded from those costs subject to limited exceptions. That makes the professional administration cost the main practical hurdle for many blocks.
Read our Right to Manage guideWe carry out an initial assessment of whether the development appears suitable for Right to Manage and for the funded programme. This is a practical review rather than definitive legal advice.
For an accepted block, East Valley coordinates the agreed RTM set-up and claim administration. East Valley RTM service fee: £0. External costs may still apply.
Following successful acquisition, the RTM company appoints East Valley under the agreed management contract. Intended minimum management term: 24 months. Normal management fees apply.
Standalone East Valley RTM service
From £1,500
Funded Right to Manage
East Valley RTM service fee: £0
We do not present the standalone figure as a guaranteed saving. It is simply what the same service costs when it is bought on its own. For a full breakdown of what an RTM claim involves financially, read how much Right to Manage costs, or see the detailed Funded RTM terms.
Use our calculator to see East Valley's indicative standard RTM fee and what that could mean per participating leaseholder, then compare it with the Funded RTM option.
Calculate Standard RTM CostSubject to eligibility and the agreed scope, the funded service can include:
East Valley Properties is a managing agent, not a firm of solicitors, and does not provide reserved legal services. Where legal advice or legal drafting is required, an appropriate solicitor or specialist needs to be instructed and that cost is an external cost.
£0 refers specifically to East Valley's RTM service fee.
External costs can still arise, and normal management fees remain payable once management begins.
Depending on the claim, external costs might include:
Not every claim incurs all of these. Many straightforward claims involve only incorporation and title or document fees.
For small routine external disbursements, East Valley may agree to pay them initially for administrative convenience and recharge the exact documented cost promptly. There is no markup, no commission and no finance charge. This is an administrative convenience, not a loan or credit facility. For significant professional or legal expenditure, the RTM company should normally pay the provider directly.
Where East Valley accepts a development onto the funded programme and an ordinary RTM claim ultimately fails through no fault of the participating leaseholders, East Valley absorbs its own RTM service and time cost. The East Valley RTM fee does not suddenly become payable because the claim was unsuccessful.
Actual agreed external costs already incurred remain payable or reimbursable in the normal way.
Sensibly, this cover is for ordinary claims run in good faith. We would need to look at the position separately where participants withdraw, where there is deliberate non-cooperation, where material information has been withheld or misrepresented, where the claim becomes materially contested, or where exceptional circumstances require separate professional work. We would always discuss that with the directors before anything changes.
Because we want to manage the building afterwards.
East Valley is a block managing agent. For suitable developments, we would rather invest our time in helping leaseholders establish a properly functioning RTM company and then build a long-term management relationship than charge a large separate RTM administration fee at the outset.
The exchange is straightforward:
£0
Insurance commission
£0
Communal utility commission
£0
Contractor commission
Clear
Transparent management fee
The RTM company remains responsible for the important decisions. East Valley carries out the agreed day-to-day management under the directors' authority and the management agreement.
Every block is assessed individually. There is no arbitrary minimum number of flats.
The economics of professional RTM assistance can feel disproportionate in a small development. A professional fee that looks modest against a 40-flat block is shared between far fewer people in a block of four, six or eight flats, so the upfront contribution per participating leaseholder becomes noticeable.
The funded model removes East Valley's separate RTM service fee and instead creates the ongoing management relationship. That tends to be particularly attractive to small resident-led blocks that want professional support but do not want to raise a fighting fund before anything has happened.
East Valley does not acquire the Right to Manage. The RTM company does. East Valley is then appointed by the RTM company to perform agreed management functions, and the directors retain oversight and decision-making subject to the lease, the legislation and the management agreement.
The 24-month arrangement is a management appointment, not control of your company. If you want to understand how agent appointments work in practice, see can our RTM company change managing agent? and can an RTM company manage the building itself?
RTM acquired
Management information requested from outgoing agent
Service charge and reserve-fund records transferred
Banking and accounting arrangements established
Insurance, contractors and compliance reviewed
East Valley management commences
Our managing agent handover checklist sets out what to collect from the outgoing agent. You may also find it useful to read what documents must an outgoing managing agent hand over?, how long should a handover take? and who owns the reserve fund? If you are moving away from an existing agent, our guide to changing managing agent covers the practical steps.
We work with RTM companies, RMCs and resident-led developments, including 145 homes across four developments in Romford.
We regularly take over management from outgoing agents and know what has to be recovered, checked and rebuilt.
No insurance commission, no communal utility commission and no contractor commission - the fee is the fee.
Not every development we manage is an RTM block. If you would like an independent view of how your building is currently run before deciding anything, we also offer a free block review.
Tell us a little about your building and we'll carry out an initial review of whether the development appears suitable for Right to Manage and the Funded RTM programme.