In short
A self-managed RMC or share-of-freehold company has exactly the same legal duties as a professionally managed building: fire safety, Section 20 consultation, service charge rules, insurance and Companies House filings. Bringing in a managing agent does not mean handing over control. The directors still decide; the agent does the work and keeps the records.
The duties still apply
- A suitable fire risk assessment of the common parts, kept under review, with its actions completed.
- Service charge demands in the correct form, with the statutory summary of rights, and year-end accounts where the lease requires them.
- Section 20 consultation before works costing any one leaseholder more than £250.
- Buildings insurance at the right sum insured.
- The company's Companies House filings and statutory registers.
Common gaps
- No fire risk assessment, or one that is years out of date.
- No reserve fund, so the roof or external redecoration arrives as one large bill.
- Money held in a personal or general account rather than a separate account for the building.
- Works carried out without consultation, which limits what can be recovered from leaseholders.
- A register of members that no longer matches who owns the flats.
- One director doing everything, with no handover if they sell.
Our free health check works just as well for self-managed buildings: answer it for the board as it runs today.
When to bring in help
- Major works are coming and nobody wants to run a Section 20 consultation.
- The director who has always done it is moving or stepping down.
- Arrears or disagreements between neighbours are starting to affect the building.
- Insurers, lenders or buyers' solicitors are asking questions the board cannot answer.
How we work with self-managed buildings
We start with a short call about how the building is run today. If it is a good fit, we look at the leases, the money, the insurance and the safety position, and propose a plan and a fee. The board keeps the decisions: budgets, contractors and works are approved by the directors, and named directors can see the agreed records at any time. If you are not ready for full management, tell us what you need help with, such as a single Section 20 project or setting up a compliance register, and we will tell you honestly whether we can help.
Frequently asked questions
Will we lose control of our building?
No. The directors remain responsible for decisions. The agent carries out the work, keeps the records and reports to the board.
Is it worth it for a small building?
Often yes, particularly when major works, a change of directors or a safety issue is on the horizon. Our service covers small conversions as well as larger blocks.
Can we keep our cleaner or gardener?
Yes, provided they meet our insurance and competence checks and their price is fair.
Last reviewed 2026-09-23 against the sources listed. This page is general information about England and is not legal advice; the lease for your building always comes first.