Why are RMOs set up?

There are a wide range of reasons why councils and residents are interested in tenant management. Like many councils, the council encourages tenant participation and management because it is an effective way to provide housing services.

 What's in it for the residents?

Tenant management gives residents more of a say in running their homes while still benefiting from the Council being the freeholder.

RMOs are able to deliver a faster repairs service with, sometimes, significantly reduced costs. There has also been less concern about crime in the neighbourhood and an improved sense of community spirit.

 Who does it apply to?

The Right To Manage applies to all tenants and leaseholders as long as the block or estate is not too small (under 25 properties). To start the process, a properly constituted residents' group with a membership of at least 20% of the estate must first be set up. Any residents' organisation with a constitution which demonstrates that it is representative and accountable can exercise the Right to Manage.

It can take two to three years to set up a Resident Management Organisation (RMO), from the initial idea to taking over responsibility for managing the area. During this time the residents' group will have to make a lot of decisions and get involved in a wide range of activities. But if you or your neighbours are interested, it will not take long to find out if it is likely to work for your block or estate.

 What services can an RMO manage?

What you take on is up to you, the residents. RMOs can decide to take over only a few responsibilities at first and increase them later once they are more experienced and established.

The kind of services taken on by RMOs in Wandsworth so far include:

• day-to-day repairs and maintenance
• cleaning and care-taking
• dealing with neighbour disputes
• allocating homes to new tenants
• cyclical redecoration and maintenance
• collecting rents and service charges and chasing arrears
• ensuring residents are informed and listened to
• employing staff to carry out these functions
• managing and controlling the budget for management and maintenance

The responsibilities of the Council and the RMO are negotiated and set out in a Management Agreement signed by the Council and the residents.

 Tenant Management Co-operatives

All of the existing RMOs in Wandsworth are co-operatives. All residents in the area can be members of the co-operative, upon payment of a small fee for a Share, and are entitled to vote at General Meetings. The Management Committee is usually made up solely of residents.

 Estate Management Boards

Other RMOs prefer more of a partnership with the Council. Here there is more emphasis on residents and Council representatives working together. The board is made up of resident representatives, councillors, and other co-opted board members, although residents are always in the majority.

 Who pays?

The RMO will negotiate an allowance from Wandsworth for the management and maintenance of the properties. The number of properties to be managed, the services that the TMO provides and the historical cost of these services determine the size of the budget. It is based on the Council's own costs of providing the services that the RMO wish to take over.

 Getting started

The first step is to contact your Resident Participation Officer who will explain the process in more detail. As long as you are able to satisfy the Council and the agency that your group is competant enough to take on the management role the proposal will be put to a ballot of all tenants and lessees. The majority of those entitled to vote (including a majority of secure tenants) must be in favour if the RMO is to take over management.