First-tier Tribunal: a guide for leaseholders

What is the First-tier Tribunal?

The First-tier Tribunal (Property Chamber — Residential Property) decides specified property disputes in England. It is independent and hears both sides before deciding. Wales uses its own Residential Property Tribunal system, including the Leasehold Valuation Tribunal; do not use England's forms or fees for a Welsh case. Start with the official dispute-route guidance⁠ (opens in a new tab).

You can represent yourself or appoint a representative. The tribunal office can explain its process but cannot advise you on the merits of your case. Before applying, identify the legal decision you need, the correct parties and the provision giving the tribunal power to decide it. The current application forms⁠ (opens in a new tab) identify the available case types and required documents.

What can leaseholders ask it to decide?

• Service charges and administration charges

  Whether a charge is payable and, where the law permits, whether its amount is reasonable.

• Management and lease disputes

  Applications about Right to Manage, appointment of a manager, lease variation and dispensation from consultation requirements.

• Lease extensions and freehold purchase

  Statutory leasehold enfranchisement disputes, including disputed price or terms within the tribunal's jurisdiction.

• Building safety

  Applications for remediation orders or remediation contribution orders, subject to the Building Safety Act's eligibility and evidence requirements.

These are separate applications with different tests. The tribunal is not a general complaints service for every disagreement with a managing agent. Match your remedy to the HMCTS form collection⁠ (opens in a new tab) and, for unsafe buildings, the remediation-order guidance⁠ (opens in a new tab).

Before you apply

• Read the relevant lease clauses and identify precisely which charge, decision or failure you dispute.
• Write to the landlord or agent, explain the remedy you want and keep their response.
• Consider a complaint or mediation where appropriate. Ask whether starting proceedings affects another redress route.
• Check any statutory notice, application and appeal deadlines before waiting for negotiations to finish.
• Estimate your own legal and expert costs, and check whether the lease exposes you to the landlord's costs.

GOV.UK lists ombudsman routes and sources of advice, including the Leasehold Advisory Service and Citizens Advice. A complaint may address poor service while a tribunal application determines a legal entitlement. Choose the route for the remedy you need: resolving a residential property dispute⁠ (opens in a new tab).

How to prepare the application

1. Step 1

   Download the current form

   Use the form for your remedy, rather than an old saved copy. Check any notice that must be served first.

2. Step 2

   Name the parties and the decision you seek

   Give the property details, the legal basis, the disputed sums or issues, and a concise explanation.

3. Step 3

   Attach the required documents

   Include the lease, relevant notices, demands and correspondence as required. Keep a copy of everything submitted.

4. Step 4

   Follow the filing and service instructions

   The form states where to send it, how to pay and who must receive copies. Do not assume every case uses the same online route.

5. Step 5

   Read and follow the directions

   Record each deadline and who must supply each document. Request any reasonable adjustments you need for the process.

See the HMCTS forms⁠ (opens in a new tab) and its service-charge and management case guidance⁠ (opens in a new tab). Avoid promising neighbours a hearing or decision date before the tribunal sets the timetable.

Application and hearing fees

Fees depend on the application. As checked on 8 October 2026, HMCTS's current service-charge form states a £114 application fee and a further £227 if a hearing is needed. The July 2026 Right to Manage form instead specifies £200 to apply and £300 when a hearing date is set. Sources: service-charge form, page 18⁠ (opens in a new tab) and current RTM form, pages 9 and 12⁠ (opens in a new tab).

Do not apply either pair of fees to every leasehold case. Download the current form and read its fee section, including exemptions. Help with Fees may reduce or remove a fee depending on savings, benefits and income; an application is needed for each separate fee. See Help with Fees⁠ (opens in a new tab).

Prepare for the hearing or paper decision

Some applications can be decided on written material; the tribunal may still require a hearing. Follow the directions about statements, expert evidence, document bundles and attendance. HMCTS explains the process in its case guidance⁠ (opens in a new tab).

• Prepare a short chronology and a numbered list of the questions the tribunal must decide.
• Use a table for disputed charges: year, item, amount, objection and supporting document.
• Organise the bundle as directed, with an index and consistent page numbers.
• Explain what each witness personally knows. You always need the tribunal's permission to rely on expert evidence (rule 19(2)), even if directions do not say so. Ask before you pay for a report, in case the tribunal refuses it.
• Make a short note of your main arguments and the documents supporting each one.

At the hearing, answer the question asked, refer to the relevant document and distinguish facts you know from assumptions. If a direction is unclear or you cannot meet it, raise the issue promptly with the tribunal and copy the other parties as required. Do not quietly miss it.

Understand the costs risk

Losing does not normally mean paying the other party's legal bill in a residential property case. However, the tribunal can order costs for unreasonable conduct and wasted costs in applicable circumstances. Your own solicitor, expert and preparation costs still need a budget. See HMCTS's costs, fees and expenses guidance⁠ (opens in a new tab).

A lease may separately permit the landlord to recover litigation costs through service charges or an administration charge. Consider applications under section 20C of the Landlord and Tenant Act 1985 and paragraph 5A of Schedule 11 to the Commonhold and Leasehold Reform Act 2002, as relevant. These protections need a decision; success on the main dispute does not automatically bar the landlord's charges. See Form Leasehold 7 and its legal bases⁠ (opens in a new tab).

Decisions and appeals

Read the written decision and its appeal instructions immediately. An appeal to the Upper Tribunal (Lands Chamber) needs proper grounds; disagreement with the outcome alone is not enough. Grounds may concern law or fact, depending on the jurisdiction. Get advice on the grounds available in your case. See the First-tier Tribunal appeal rules⁠ (opens in a new tab) and the Upper Tribunal overview⁠ (opens in a new tab).

Apply first to the original tribunal for permission. It must receive the request within 28 days of the latest of these (rule 52(2)–(3)):

• the tribunal sending you its written reasons;
• the tribunal sending amended reasons or a correction after a review;
• the tribunal sending notice that it refused a set-aside application made in time.

A further permission application must normally reach the Upper Tribunal within 14 days after the original tribunal sends notice of refusal, refusal to admit the application, or permission on limited grounds. See Upper Tribunal rule 21⁠ (opens in a new tab). If the First-tier Tribunal grants permission, you then have one month from the date it sends permission to give notice of appeal. If the Upper Tribunal grants permission, your application normally becomes the notice of appeal. Time limits end at 5pm, and a non-working day moves the deadline to the next working day. You can ask for an extension, but do not rely on getting one. Obtain advice immediately if time is short. The current Upper Tribunal permission fee is £257, with an exception for land-registration cases; further appeal fees may follow. See permission and deadlines⁠ (opens in a new tab).

Obtain advice about the appeal's grounds, fees and applicable costs regime before proceeding. Keep the original decision, reasons, relevant directions and evidence together so an adviser can assess the issue efficiently.

Official sources and further help