Section 24 Manager Appointments: Tribunal Application and Bundle Guide

Last updated: March 2026

Quick Answer

Section 24 of the Landlord and Tenant Act 1987 allows leaseholders to apply to the First-tier Tribunal (Property Chamber) for the appointment of a manager to take over the management of their building. Unlike Right to Manage, section 24 requires evidence that the landlord or current managing agent has failed to manage the property to a reasonable standard. Your tribunal bundle should include the preliminary notice (section 22), evidence of management failures, the lease, service charge documentation, correspondence, and a proposed management order. A well-evidenced application can result in the tribunal removing the existing manager and appointing a new one of the leaseholders' choosing.

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When Section 24 Is the Right Route

Leaseholders facing poor property management have several options, but section 24 occupies a distinctive position. It is a fault-based remedy — you must demonstrate that the current management has fallen below an acceptable standard. This distinguishes it from Right to Manage (which requires no proof of fault) and from collective enfranchisement (which involves purchasing the freehold).

Section 24 is particularly appropriate when:

• The landlord or managing agent has persistently failed to maintain the building
• Service charges have been mismanaged or cannot be accounted for
• The building has fallen into disrepair despite significant service charge expenditure
• The managing agent is unresponsive, incompetent, or acting in breach of the RICS Service Charge Residential Management Code
• There is a pattern of failures that goes beyond isolated incidents

The remedy is powerful. If the tribunal is satisfied that the statutory grounds are made out, it can appoint a manager of its choosing (typically one nominated by the applicant leaseholders) and strip the existing landlord or managing agent of their management functions.

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The Legal Framework

Landlord and Tenant Act 1987: Part II

The right to apply for the appointment of a manager is contained in Part II of the Landlord and Tenant Act 1987. The key provisions are:

Who Can Apply?

Any tenant of a flat in the building can apply — you do not need a majority of leaseholders, though having wider support strengthens the application. The premises must contain at least two flats, and certain buildings are excluded (such as those with exempt landlords or where the landlord is a resident of the building and it contains no more than four flats).

Grounds for Appointment

Section 24(2) provides several grounds. The most commonly relied upon are:

Section 24(2)(a): The landlord is in breach of any obligation owed to the tenant under the lease relating to the management of the premises, and it is just and convenient to make the order.

Section 24(2)(ab): The landlord has failed to comply with any relevant provision of a code of practice approved under section 87 of the Leasehold Reform, Housing and Urban Development Act 1993 (notably the RICS Service Charge Residential Management Code), and it is just and convenient to make the order.

Section 24(2)(ac): Unreasonable service charges have been, or are proposed to be, made, and it is just and convenient to make the order.

Section 24(2)(b): Other circumstances exist which make it just and convenient for the order to be made.

The phrase "just and convenient" gives the tribunal a broad discretion. It is not enough merely to prove the ground — the tribunal must also be satisfied that appointing a manager is the right remedy in the circumstances.

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The Preliminary Notice: Section 22

Before applying to the tribunal, you must serve a preliminary notice on the landlord under section 22. This is a mandatory prerequisite, and failure to serve a valid notice — or serving a defective one — will result in the application being dismissed.

What the Notice Must Contain

The section 22 notice must:

• Specify the tenant's name and address
• Specify the premises to which the notice relates
• Set out the grounds on which the tribunal will be asked to make an order
• Specify the matters relied upon as supporting those grounds — this means the specific factual complaints
• Where the ground is breach of obligation or failure to comply with a code of practice, specify what steps the landlord must take to remedy the matter and a reasonable period within which to do so
• State that if the landlord does not take those steps, the tenant intends to apply to the tribunal

The Reasonable Period

The preliminary notice must give the landlord a reasonable period to remedy the matters complained of. What is reasonable depends on the nature of the complaints — a leaking roof might require several weeks to repair, whilst providing a missing set of accounts could be done within days.

If the landlord remedies the matters within the period specified, the application cannot proceed on those grounds. In practice, however, landlords who have persistently failed in their management obligations are unlikely to resolve everything within a few weeks.

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Preparing Your Tribunal Bundle

A section 24 application is an evidence-intensive exercise. You are asking the tribunal to make a serious order — removing a landlord or managing agent from their management role — and the tribunal will need to be persuaded that the evidence justifies it.

Essential Bundle Contents

Structuring Your Evidence of Management Failure

The tribunal will be looking for a pattern of failure, not isolated incidents. Structure your evidence to tell a coherent story:

Chronological schedule of complaints. Prepare a table listing each complaint — the date, the nature of the problem, what action was requested, what response was received, and what (if anything) was done. This is extraordinarily effective in demonstrating a pattern of neglect or incompetence.

This format allows the tribunal to see at a glance the volume, frequency, and seriousness of the management failures.

Photographic evidence. Organise photographs with clear captions, dates, and descriptions. Group them by issue — all photographs of the roof leak together, all photographs of the neglected garden together. Include "before and after" photographs where available.

Financial evidence. If your complaint relates to service charge mismanagement, present the financial evidence clearly. Show what was charged, what was spent, and where the discrepancies lie. If the landlord has failed to provide accounts, document each request and the absence of any response.

Present your evidence professionally: BundleCreator.co helps you create indexed, paginated bundles with automatic page numbering — so the tribunal can navigate your evidence effortlessly and focus on the substance of your case.

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The Tribunal Hearing

Preparation

Section 24 hearings are typically listed for a half day to a full day, depending on the number of grounds relied upon and the volume of evidence. The panel will usually comprise a legally qualified chair and a surveyor or property management expert.

Before the hearing:

• Re-read the bundle thoroughly. Know where every key document is — by page reference
• Prepare a brief opening statement. Summarise what you are asking for and why in two to three minutes
• Anticipate the landlord's response. The landlord will likely argue that problems have been addressed, that complaints are exaggerated, or that appointing a manager is disproportionate
• Prepare questions for cross-examination. If the landlord or their managing agent gives evidence, have specific questions ready — linked to documents in the bundle

What the Tribunal Considers

The tribunal must be satisfied of three things:

1. One or more of the statutory grounds are made out — the evidence establishes breach of obligation, non-compliance with the RICS Code, unreasonable service charges, or other circumstances
2. It is just and convenient to make the order — the tribunal exercises its discretion, considering all the circumstances including whether the problems are ongoing, whether the landlord has shown willingness to improve, and whether appointment of a manager is a proportionate response
3. The proposed manager is suitable — the tribunal will want to know that the proposed replacement manager is qualified, experienced, and has agreed to act on reasonable terms

The Landlord's Defence

Common defences include:

• Matters have been remedied since the section 22 notice — the tribunal will assess whether the remediation is genuine and lasting, or cosmetic and temporary
• The complaints are exaggerated — the landlord may challenge the severity of the problems or argue that isolated incidents do not justify the appointment of a manager
• The proposed order is disproportionate — the landlord may argue that lesser steps (such as compliance with specific directions) would address the concerns without the expense and disruption of a management order
• The proposed manager is unsuitable — the landlord may challenge the qualifications, independence, or terms of the proposed replacement

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The Management Order

If the tribunal is satisfied that the grounds are made out and that it is just and convenient to make an order, it will appoint a manager on terms that it considers appropriate. A typical management order will specify:

• The manager's identity and qualifications — usually a member of RICS or ARMA
• The duration of the order — typically two to five years, with provision for renewal
• The manager's functions — which management responsibilities transfer (usually all day-to-day management functions)
• The manager's fees — the tribunal can set the fee structure
• Reporting obligations — the manager may be required to report to leaseholders at specified intervals
• Variation and discharge — the order can be varied or discharged on application by any party

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Costs Considerations

The No-Costs Rule

The First-tier Tribunal generally does not award costs. Each party bears its own costs regardless of the outcome. The exception under Rule 13 — costs for unreasonable conduct — is rarely invoked but remains available.

Section 20C

As with service charge disputes, consider making a section 20C application to prevent the landlord from passing its legal costs through the service charge. This is particularly important in section 24 cases, where the landlord may instruct solicitors and counsel to resist the application.

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Frequently Asked Questions

How many leaseholders need to support a section 24 application?

A single leaseholder can bring a section 24 application. However, applications supported by multiple leaseholders carry more weight — particularly if each can provide evidence of management failures from their own experience. The more leaseholders who are involved, the harder it is for the landlord to argue that the complaints are isolated or exaggerated.

What is the difference between section 24 and Right to Manage?

Right to Manage (under the Commonhold and Leasehold Reform Act 2002) is a no-fault right — leaseholders do not need to prove management failures. Section 24 is fault-based — you must demonstrate that the landlord or managing agent has failed in their obligations. RTM requires an RTM company with at least half the qualifying tenants as members. Section 24 can be brought by a single leaseholder.

Can the tribunal appoint any manager?

The tribunal will appoint a manager who is suitably qualified and has agreed to act. In practice, the applicant leaseholders nominate a manager, and the tribunal assesses their suitability. The manager should be a member of a recognised professional body (such as RICS or ARMA) and should have experience of residential property management.

How long does a management order last?

The tribunal sets the duration. Orders typically last between two and five years. Before the order expires, leaseholders can apply for renewal if they wish the manager to continue. The landlord can also apply for variation or discharge if circumstances have changed.

What if the landlord improves management after the section 22 notice?

If the landlord genuinely remedies the problems within the reasonable period specified in the preliminary notice, the application may not succeed. However, the tribunal can look beyond cosmetic improvements. If the landlord has a history of temporary compliance followed by a return to poor management, the tribunal may still consider it just and convenient to make an order.

Is there a fee for a section 24 application?

There may be a modest tribunal application fee — check the current fee schedule on the tribunal's website. The costs of preparing the application (surveyor's reports, bundle preparation, professional advice) are borne by the applicants, but the no-costs rule means you are unlikely to face an order to pay the landlord's costs if you lose.

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Build Your Section 24 Bundle With Clarity and Precision

A section 24 application demands thorough evidence, clear presentation, and a methodical approach. The tribunal needs to see not just that problems exist, but that those problems justify the appointment of a new manager. Your bundle is where you make that case.

BundleCreator.co enables you to compile professional, indexed tribunal bundles with automatic pagination and document ordering — so every photograph, every letter, and every account is exactly where the tribunal expects to find it.

Start preparing your section 24 tribunal bundle at BundleCreator.co →