Who Actually Runs Your Building? A Plain-English Guide for UK Flat Owners

If you own a flat in England or Wales, someone is legally responsible for keeping the building standing, insured, and in good repair. But who? The answer isn't always obvious - and it matters enormously for your rights, your service charge, and your ability to challenge decisions you disagree with.

The short answer is that it depends on your management structure - the legal setup that governs who owns and runs your building. There are six common arrangements, each with its own rules, its own governance, and a very different balance of power between leaseholders and whoever holds the keys.

Use the quiz below to find yours. Then read on for a plain-English breakdown of what each setup actually means.

Find your management structure

Answer a few questions about your flat. You'll need your last service charge demand and ideally a copy of your lease - but the quiz will tell you what to look for if you don't have them to hand.

The six setups, side by side

The table below compares the six arrangements you might have landed in. The 'leaseholder power' column is the one that really matters.

What's the difference between a Management Company and a Managing Agent?

This is the most common source of confusion - and it matters legally. They are not the same thing.

The Management Company (MC) is the legal entity responsible for the building. It holds the contracts, collects service charges, and is ultimately liable for what gets done (or doesn't). Depending on your setup, this might be your freeholder, an RTM company, or an RMC.

The Managing Agent (MA) is a company the MC hires to do the actual work - fielding calls, booking contractors, chasing unpaid service charges, producing accounts. Well-known agents include Rendall & Rittner, FirstPort, and Premier Estates. Crucially, the MA answers to the MC, not to you. Its contract is with the MC. If you want the agent changed, the MC has to do it.

In small, self-managed buildings there may be no managing agent at all - the MC handles everything directly.

Glossary

Leasehold law has its own vocabulary. These are the terms that come up most often.

A note on future reforms

This guide reflects the law as of early 2026. The Leasehold and Freehold Reform Act 2024 and the Draft Commonhold and Leasehold Reform Bill are not yet fully in force and are not reflected here. When those reforms take effect - particularly around lease extension rights, ground rents, and the expansion of commonhold - much of this will need updating. Watch this space.