Right to Manage
An RTM (Right to Manage) is a legal process that allows leaseholders to collectively take over the management of their property from the landlord. The Spectacle Works adopted this approach in 2017 due to widespread leaseholder dissatisfaction with the previous management company.
What is the Right to Manage?
The Right to Manage (RTM) allows leaseholders to take over management of their building from the freeholder under the Commonhold and Leasehold Reform Act 2002. At The Spectacle Works, the RTM has exercised this right since 2017. The RTM and its directors assume the associated legal obligations and financial risks, oversee management, prioritise work and authorise all expenditure. Westbury Residential handles day-to-day management on their behalf. The existing leases and UK law still apply.
What do we actually manage?
Managing The Spectacle Works involves much more than cleaning and general maintenance.
- Fire and building safety: Fire doors, AOVs, dry risers, emergency lighting, risk assessments and compliance.
- Building repairs: Roofs, gutters, drainage, leaks, damp, external walls and structural maintenance.
- Essential services: Water, pumps, electricity, shutters, gates, communal doors and entry systems.
- Finance and insurance: Service charges, budgets, reserves, insurance, claims and contracts.
- Legal and leasehold matters: Alteration approvals, lease compliance, arrears, disputes and enforcement.
- Estate management: Cleaning, bins, gardening, parking and communal areas.
Expenditure across all these areas requires RTM director approval. Directors must assess the necessity, risks and costs of proposed work to ensure service-charge funds are spent responsibly.
Why we prioritise by risk
Taking responsibility for management means taking on significant legal, safety and financial risks.
The directors must therefore prioritise work according to the seriousness of those risks, not simply what is most visible or generates the most complaints.
Our priorities are:
- Immediate safety risks: Fire, unsafe equipment, blocked escape routes and danger to people.
- Serious or time-critical risks: Legal deadlines, compliance failures, essential service disruption and active building damage.
- Preventative maintenance: Repairs that prevent deterioration, future failures and more expensive problems.
- Routine estate management: Cleaning, bins, gardening and general upkeep.
- Discretionary improvements: Appearance, amenities and other enhancements.
Priorities can change when the level of risk changes.
How things get done
Most issues involve some or all of these stages:
- Identify: A problem is reported by a resident, contractor or Westbury.
- Prioritise: Directors assess urgency and risk against other priorities.
- Agree approach: Seek specialist advice, obtain quotes or use an existing contractor.
- Review: Directors assess proposed work, risks and whether costs are reasonable.
- Approve and instruct: Directors authorise expenditure; Westbury arranges the work.
- Check and follow up: Verify completion and resolve outstanding issues.
Directors are involved throughout, not just at approval. Across 80 flats, these decisions and follow-ups create a substantial ongoing workload.
Current Directors & Officers
Aron Shapiro - Director
Mathew Rees - Director
Jonathan Clayton - Director
Olivia Rose - Community Relations Officer
Details here - The Spectacle Works RTM Company Limited
The directors are resident leaseholders and serve voluntarily.