RTA Consultation on Managing Agents LTA 1985 s. 30B
Recognised tenants' associations can demand consultation on managing agents. Landlords must allow at least one month for feedback and update every five years.
A recognised tenants’ association may at any time serve a notice on the landlord requesting him to consult the association in accordance with this section on matters relating to the appointment or employment by him of a managing agent for any relevant premises. Where, at the time when any such notice is served by a recognised tenants’ association, the landlord does not employ any managing agent for any relevant premises, the landlord shall, before appointing such a managing agent, serve on the association a notice specifying— the name of the proposed managing agent; the landlord’s obligations to the tenants represented by the association which it is proposed that the managing agent should be required to discharge on his behalf; and a period of not less than one month beginning with the date of service of the notice within which the association may make observations on the proposed appointment. Where, at the time when a notice is served under subsection (1) by a recognised tenants’ association, the landlord employs a managing agent for any relevant premises, the landlord shall, within the period of one month beginning with the date of service of that notice, serve on the association a notice specifying— the landlord’s obligations to the tenants represented by the association which the managing agent is required to discharge on his behalf; and a reasonable period within which the association may make observations on the manner in which the managing agent has been discharging those obligations, and on the desirability of his continuing to discharge them. Subject to subsection (5), a landlord who has been served with a notice by an association under subsection (1) shall, so long as he employs a managing agent for any relevant premises— serve on that association at least once in every five years a notice specifying— any change occurring since the date of the last notice served by him on the association under this section in the obligations which the managing agent has been required to discharge on his behalf; and a reasonable period within which the association may make observations on the manner in which the managing agent has discharged those obligations since that date, and on the desirability of his continuing to discharge them; serve on that association, whenever he proposes to appoint any new managing agent for any relevant premises, a notice specifying the matters mentioned in paragraphs (a) to (c) of subsection (2). A landlord shall not, by virtue of a notice served by an association under subsection (1), be required to serve on the association a notice under subsection (4)(a) or (b) if the association subsequently serves on the landlord a notice withdrawing its request under subsection (1) to be consulted by him. Where— a recognised tenants’ association has served a notice under subsection (1) with respect to any relevant premises, and the interest of the landlord in those premises becomes vested in a new landlord, that notice shall cease to have effect with respect to those premises (without prejudice to the service by the association on the new landlord of a fresh notice under that subsection with respect to those premises). Any notice served by a landlord under this section shall specify the name and the address in the United Kingdom of the person to whom any observations made in pursuance of the notice are to be sent; and the landlord shall have regard to any such observations that are received by that person within the period specified in the notice. In this section— “ landlord ”, in relation to a recognised tenants’ association, means the immediate landlord of the tenants represented by the association or a person who has a right to enforce payment of service charges payable by any of those tenants; “ managing agent ”, in relation to any relevant premises, means an agent of the landlord appointed to discharge any of the landlord’s obligations to the tenants represented by the recognised tenants’ association in question which relate to the management by him of those premises; and “ tenant ” includes a statutory tenant; and for the purposes of this section any premises (whether a building or not) are relevant premises in relation to a recognised tenants’ association if any of the tenants represented by the association may be required under the terms of their leases to contribute by the payment of service charges to costs relating to those premises.
Text in force at .
Source: legislation.gov.uk — The National Archives (legislation.gov.uk), reproduced under licence Open Government Licence v3.0.
What it actually says
When a recognised tenants' association serves a written notice on a landlord, the landlord must consult them on matters concerning the appointment or employment of a managing agent. A recognised tenants' association is a formal body of leaseholders who pay service charges toward the costs of the premises.
If the landlord does not currently employ a managing agent, they must notify the association before appointing one. That notice must state the proposed agent's name, the obligations they will carry out, and set a period of not less than one month for the association to submit observations. If an agent is already in place, the landlord must respond within one month with details of the agent's duties and a reasonable period for observations on their performance.
As long as a managing agent is employed, the landlord must invite observations at least once in every five years, and whenever a new agent is proposed. The landlord must provide an address in the United Kingdom for responses and must have regard to any observations received in time. If the landlord's interest in the property transfers to a new owner, the original notice ceases to have effect against the new landlord.
When it applies
- A recognised tenants' association serves notice asking to be consulted before any new property manager is appointed for their block.
- A landlord intends to hire a new management company and must give the recognised association a notice specifying the agent's name and duties.
- A recognised tenants' association wants a formal opportunity to submit observations on an existing managing agent's ongoing management duties.
- A landlord changes the management obligations assigned to an existing agent and must notify the association for their observations.
What this section does not say
- An individual leaseholder seeking consultation without acting through a recognised tenants' association.
- Forcing a landlord to remove or replace a managing agent based on the association's observations.
- Consultation procedures for major building works or qualifying long-term service contracts.
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This page reproduces the text of LTA 1985 s. 30B in force at the date shown and explains it in general terms. It is not legal advice and takes no account of the circumstances of your case, which can change the answer completely. For a live dispute, for limitation periods, and before taking any step in court, consult a qualified lawyer in England and Wales.