Forming a residents’ association

A residents’ association gives leaseholders one voice when dealing with their landlord or managing agent. Once it is formally recognised, it gains legal rights to information and consultation. It is most useful in a building that is not already run by its leaseholders.

Is it the same as a management company?

No. A Residents’ Management Company or a Right to Manage company actually runs the building and employs the managing agent. A residents’ association does not manage anything. It represents the leaseholders’ views to whoever does. If your building is controlled by an outside freeholder, an association is often the first step towards having more say.

Setting one up

1. 01
   Talk to your neighbours

   Find out whether enough leaseholders are interested. The more flats that join, the stronger the association and the easier it is to have it recognised.

2. 02
   Adopt a constitution

   Written rules should cover who can join, how decisions and votes are taken, subscriptions, meetings and how the rules can be changed. TPI’s model constitution is in the advice note at the foot of this article, and the Federation of Private Residents’ Associations publishes one too.

3. 03
   Hold a first meeting

   Invite every leaseholder, adopt the constitution and elect a chair, a secretary and a treasurer.

4. 04
   Keep proper records

   Keep an up-to-date list of members, minutes of meetings and simple accounts. You will need them to be recognised.

A few principles matter throughout: one vote per flat, the same subscription for every member, openness about decisions and money, and independence from the landlord.

Getting recognised

An association has the most weight once it is a ‘recognised tenants’ association’ under section 29 of the Landlord and Tenant Act 1985. There are two routes.

• Ask the landlord. Many landlords and agents will recognise an association voluntarily, in writing, if it has a fair constitution, elected officers and a membership list that covers at least half the flats.
• Apply to the tribunal. If the landlord refuses, the First-tier Tribunal can issue a certificate of recognition. Under regulations made in 2018, it looks at the membership, the rules on joining, voting and decision-making, whether fees are the same for everyone, independence from the landlord, whether there is a chair, secretary and treasurer, and whether the records are kept up to date and open to inspection. The members must represent at least 50% of the qualifying leaseholders in the building, or across the estate where blocks share a service charge.

What recognition gives you

The secretary of a recognised association can, on behalf of the members:

• Request a summary of what the service charge has been spent on, and inspect the accounts and receipts behind it.
• Have a say before a managing agent is appointed or reappointed.
• Receive copies of Section 20 notices about major works, nominate contractors and inspect the estimates.
• Ask for a summary of the buildings insurance.
• Appoint a surveyor to advise on service charge matters, with rights to see documents and inspect shared areas.
• Ask the landlord to pass on the contact details of leaseholders who are not yet members and who agree to share them.

Working with your managing agent

A well-run association makes a managing agent’s job easier. It gives us one clear view from the residents and a quick way to share information. If you form an association at a development we manage, tell us who the officers are and how you would like to be contacted, and we will agree with our client how we work with you.

Further reading

• Apply to the First-tier Tribunal for recognition (GOV.UK)
• Federation of Private Residents’ Associations

This article is general guidance based on the law in England in October 2026. It is not legal advice. Your lease or transfer deed always comes first, so check it, and take professional advice on anything in dispute. You will find more answers in our FAQs.