# How long does a right to manage claim take? At least four months from the claim notice, worked through by date

> A right to manage claim takes at least four months from claim notice to acquisition date. The statutory periods, one claim worked by date and the agent's jobs.

- Page to cite: https://aeolookup.com/block-management/how-long-does-right-to-manage-claim-take-timeline/
- Publisher: AEO Lookup (https://aeolookup.com/)
- Section: Block and property managers, Running the firm
- Published 1 October 2026
- Key fact: A right to manage claim takes at least four months from the claim notice. Section 80 of the Commonhold and Leasehold Reform Act 2002 requires a date for counter-notices not earlier than one month after the notice is given, and an acquisition date at least three months after that, so a claim notice given on 19 October 2026 cannot take effect before 19 February 2027.
- Sources: Commonhold and Leasehold Reform Act 2002 ss 78, 79, 80, 82, 84, 87A, 87B, 90, 91, 92, 93 and 94, as amended from 3 March 2025; First-tier Tribunal (Property Chamber) Fees Order 2013, Schedule 1 as substituted on 13 July 2026; all on legislation.gov.uk, read 2026-10-01. The dates in the example are our own count.

A right to manage claim takes at least four months from the day the claim notice is given to the day the RTM company takes over. Section 80 of the Commonhold and Leasehold Reform Act 2002 makes the notice allow not less than one month for counter-notices, then at least three months more before the acquisition date. A disputed claim takes longer, and the Act sets no limit on the tribunal's time.

## The periods the Act sets

| Step | Period | Section |
|---|---|---|
| Notice inviting participation, to claim notice | At least 14 days | 79(2) |
| Claim notice, to the date for counter-notices | Not earlier than one month after the claim notice is given | 80(6) |
| Date for counter-notices, to acquisition date | At least three months | 80(7) |
| Company's tribunal application after a disputing counter-notice | Not later than two months beginning with the day the counter-notice was given | 84(4) |
| Final determination, to acquisition date | Three months | 90(4) |
| Information the company asks for | Within 28 days beginning with the day of its notice, and not before the acquisition date | 93 |
| Uncommitted service charges | On the acquisition date or as soon after as is reasonably practicable | 94(4) |

The first row applies where some qualifying tenants have not joined the company. Each of them must be given a notice of invitation to participate, and the claim notice may not be given until at least 14 days later. On the day of the claim notice the company's members must include qualifying tenants of at least half the flats, or both of them where there are only two.

## One claim, by date

Elm Court has 24 flats. Fourteen leaseholders are members of the RTM company.

1. **5 October 2026.** The company gives notices of invitation to participate to the ten leaseholders who have not joined.
2. **19 October 2026.** The earliest day for the claim notice, 14 days on. It goes to the landlord and any other party to the leases, with a copy to every qualifying tenant.
3. **19 November 2026.** The earliest date the notice can set for counter-notices, one month after 19 October.
4. **19 February 2027.** The earliest acquisition date, three months after 19 November.

From the first notice to the takeover is four months and two weeks. Those are our counts, and a claim notice can allow longer. Check both dates against section 80 on the day the notice arrives, and have the landlord take advice on any shortfall before the counter-notice date passes.

## If the landlord does not dispute the claim

Where no counter-notice is given, or the counter-notice admits the claim, the acquisition date is the one in the claim notice. The date set for counter-notices becomes the "determination date", here 19 November 2026, and section 92 then applies.

On that date, or as soon after as is reasonably practicable, the landlord must give two notices for each existing management contract. A management contract is one under which a contractor provides services connected with a function the RTM company will take over: the cleaner, the lift engineer, the gardener. On that wording the managing agent's own agreement with the landlord is one too.

- A contractor notice goes to the contractor. It identifies the contract and gives the RTM company's name, its registered office and the acquisition date.
- A contract notice goes to the RTM company with the particulars of the contract and the contractor.

A contract made between 19 November and the acquisition date needs both notices on the day it is made. The duty is the landlord's; the agent holds the contract list and prepares the notices.

## If the landlord disputes the claim

A counter-notice must reach the company no later than the date in the claim notice, and must name the provision of the Act under which the company was not entitled.

Say it is given on 19 November 2026. The company then has two months beginning with that day to apply to the First-tier Tribunal, so until 18 January 2027. The tribunal's fees for that application are £200 to apply and £300 for a hearing, under the schedule in force from 13 July 2026.

If the tribunal finds for the company, the acquisition date is three months after the determination becomes final. That is when the time for appealing ends, or when any appeal is disposed of. A determination that becomes final on 1 June 2027 gives an acquisition date of 1 September 2027. If the landlord agrees in writing that the company was entitled, the three months run from the day of that agreement.

## Who pays for the landlord's side

Since 3 March 2025 the RTM company and its members are not liable for costs anyone else incurs because of a claim notice, and a lease term saying otherwise has no effect (section 87A). The tribunal can order the company to pay only where the claim notice is withdrawn or ceases to have effect and the company acted unreasonably (section 87B). The company does pay the reasonable costs of answering its own section 82 request.

The landlord therefore carries the cost of responding to an ordinary claim, including the agent's time. Agree in writing how that time is charged before the work starts. Our guide to [what is in force under the 2024 Act](https://aeolookup.com/block-management/leasehold-and-freehold-reform-act-2024-what-is-in-force-managing-agents/) has the other changes made on that date.

## The agent's diary

1. Day the notice arrives. Diary both dates and send the notice to the landlord.
2. Before the counter-notice date. Give the landlord the number of flats, the qualifying tenants and the non-residential floor area.
3. Determination date. Send the contractor notices and contract notices.
4. Up to the acquisition date. Keep managing, and list the costs incurred but not yet demanded. The 18-month limit in the [service charge year calendar](https://aeolookup.com/block-management/service-charge-accounts-when-due-calendar/) keeps running.
5. Acquisition date. Pay the company the accrued uncommitted service charges: the sums paid as service charges, less what is needed to meet costs incurred before that date.
6. Within 28 days of a section 93 notice. Supply the information. A notice given on 19 February 2027 must be met by 18 March 2027.

The [handover checklist](https://aeolookup.com/block-management/managing-agent-handover-checklist-taking-over-a-block/) covers the same change from the incoming agent's side.

This is general information for England, not legal advice.

## Short answers from this page

**How long does a right to manage claim take from the claim notice to the takeover?** At least four months. The Commonhold and Leasehold Reform Act 2002 requires the claim notice to allow not less than one month for counter-notices and to set an acquisition date at least three months after that. A claim notice given on 19 October 2026 cannot take effect before 19 February 2027. A disputed claim waits for the tribunal, then three months more.

**Who pays the landlord's costs when leaseholders claim the right to manage?** The landlord, in an ordinary claim. Since 3 March 2025 the RTM company and its members are not liable for costs anyone else incurs because of a claim notice, and a lease term saying otherwise has no effect. The tribunal can order the company to pay only where the claim notice is withdrawn or ceases to have effect and the company acted unreasonably.

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General information for UK small firms, not legal, tax or financial advice.