In short: £750 forms a residents' management company or right-to-manage company limited by guarantee, including VAT and the £100 Companies House fee. Each flat owner can become a member, and the articles are set up for managing a shared building. You get the certificate of incorporation, articles, registers, identity verification by us as a Companies House ACSP and printed documents. Most companies are registered within 24 hours of us receiving your details.
What's included
- The £100 government fee Companies House charges to register a new company. It's already included in our price — there's nothing extra to pay.
- We check your proposed name against the Companies House register and the naming rules, and suggest alternatives if it's taken or needs approval.
- Advice on RMC, RTM or share-based structure
- The memorandum records who founded the company; the articles are the company's rulebook — how directors make decisions, how shares work and more.
- The official certificate from Companies House proving your company exists, with its name, number and date of incorporation.
- Register of members set up for flat owners
- Every director and person with significant control must verify their identity with Companies House. As an Authorised Corporate Service Provider (ACSP) we can do it for you remotely and give you your personal code.
- A six-character code from Companies House that works like your company's signature for online filings. Keep it safe.
- Your certificate, articles and share certificates printed on quality paper — useful when a bank or authority abroad wants originals.
- Track your order, fill in company details, download your documents and message our team in one place — and ask us questions for as long as you're a client.
- Lifetime email and phone support
What a property management company does
When several people own flats or houses that share a roof, stairwell, grounds or car park, someone has to insure the building, arrange repairs and collect a service charge. A property management company lets the owners do that together. The owners become members, elect directors from among themselves, and the company signs contracts, holds the service charge account and employs a managing agent if needed.
Residents' management company or RTM company?
- Residents' management company (RMC): usually set up by a developer or by owners to manage the common parts or own the freehold. Its role is set out in the leases or title deeds.
- Right-to-manage (RTM) company: a special company that leaseholders of flats in England and Wales use to take over management of their building from the landlord, without buying the freehold, under the Commonhold and Leasehold Reform Act 2002. RTM companies must use the prescribed RTM model articles and their name must end with "RTM Company Limited".
Both are normally companies limited by guarantee: there are no shares, each member promises a small sum (usually £1) if the company is wound up, and membership goes with ownership of a flat. This service forms a company limited by guarantee.
Limited by guarantee or by shares?
Some residents' management companies are limited by shares instead, with one share issued for each flat. When a flat is sold, the share is transferred to the buyer. This can suit developments where the leases already refer to shares, or where the company owns the freehold and owners want a clear ownership stake. If your leases or title deeds mention shares, tell us — we can advise which structure fits and form the company either way.
RTM: does your building qualify?
In broad terms, a building in England or Wales can qualify for the right to manage if it is self-contained, has at least two flats, at least two-thirds of the flats are held on long leases, and no more than 50% of the internal floor area is non-residential (the limit rose from 25% on 3 March 2025). When the RTM company serves its claim, qualifying tenants of at least half the flats must be members. Some buildings are excluded, so take advice from a leasehold specialist before you start — the free Leasehold Advisory Service is a good first stop.
In Scotland, flats are usually owned outright rather than leasehold, and the RTM process does not apply. Owners often use a residents' company, an owners' association or a property factor instead. We can form a company for a Scottish building and explain the options.
How it works
- Check your company name and pay online.
- Tell us the building address, the number of flats, whether it is an RMC or RTM company, and who will be the directors and first members.
- We verify the identity of each director and person with significant control remotely, as a Companies House ACSP, and give each person their personal code. Anyone who prefers can verify through GOV.UK One Login instead.
- We prepare the articles and submit the application.
- Once registered, you receive your documents and can invite the other owners to join.
What you need to provide
- The proposed name (for RTM, ending "RTM Company Limited")
- The building address and number of flats or units
- Full name, date of birth, nationality, country of residence and service address for each director
- The name and address of each first member, with their flat
- A registered office address in the same nation as the building's company — see registered office address
- A registered email address for Companies House
After registration
The company files a confirmation statement every year (our confirmation statement service can help) and annual accounts at Companies House. Many small management companies that do not trade can file simple accounts — see dormant company accounts — but if service charge money passes through the company, it is usually not dormant. Ask an accountant.
Common mistakes
- Forming an ordinary company for an RTM claim. An RTM company must use the prescribed articles and name.
- Not checking the leases first. They may already name a management company or set out how it must be structured.
- Leaving the register of members out of date. Membership changes each time a flat is sold.
Frequently asked questions
Is a residents' management company limited by guarantee or by shares?
Usually by guarantee, with one member per flat. Some are limited by shares with one share per flat. Both work; we can advise which suits your building and leases.
What is an RTM company?
A right-to-manage company lets leaseholders of flats in England and Wales take over management of their building from the landlord without buying the freehold. It must use the prescribed RTM articles and a name ending 'RTM Company Limited'.
Who can be a member of an RTM company?
Qualifying tenants of flats in the building and, once the company has acquired the right to manage, the landlord. Membership cannot be transferred to anyone else.
Does right to manage apply in Scotland?
No. The RTM process applies only in England and Wales. Owners of Scottish buildings can still form a residents' company to manage shared parts.
Does a management company have to file accounts?
Yes. Every company files annual accounts and a confirmation statement at Companies House. A company that handles service charge money is usually not dormant.
What happens when a flat is sold?
The seller stops being a member and the buyer joins. The company must update its register of members.
Related services
Company Limited by Guarantee
A company with members instead of shareholders — for clubs, associations and not-for-profits.
Registered Office Address
Use our Edinburgh or central London address as your company's official registered office, with mail scanning.
Confirmation Statement Filing
We check your company details and file your annual confirmation statement (CS01) with Companies House.
Dormant Company Accounts
Prepare and file annual accounts for a UK company that has not traded, and tell HMRC it is dormant.