Tenant Management Organisations (TMOs) allow tenants and leaseholders to take on collective responsibility for managing their homes. There are 10 TMOs in Lambeth.
Sections in this guide (click title to view)
- 1. TMOs in Lambeth
- 2. TMOs formerly in Lambeth
- 3. What is a TMO?
- 4. How are TMOs set up and run?
- 5. What services does a TMO provide?
- 6. How your rights are affected by a TMO
- 7. Find out more
- 8. TMOs and the Lambeth Housing Standard
1. TMOs in Lambeth
There are ten TMOs in Lambeth varying in size from 103 to 1201 properties.
1 Opal Street
Telephone: 020 7926 8105
2. TMOs formerly in Lambeth
If you are a resident of Ethelred Estate, Magdalen Estate or Thorlands Estate, as of 1 April 2013, ownership of your Estate transferred to WATMOS (Walsall Alliance of TMOs) Community Homes.
If you are a resident of Myatts Field North Estate, as of 4th May 2012, management of your Estate transferred to Regenter Myatts Field North PFI.
3. What is a TMO?
A TMO enters into a legal management agreement with the landlord.
Shareholders of a TMO elect a Board to run the organisation.
The TMO is paid annual management and maintenance allowances to carry out their delegated management duties.
Services managed by a TMO vary by TMO but may include:
- day-to-day repairs
- allocations and lettings
- tenancy management
- cleaning and caretaking
- rent collection
4. How are TMOs set up and run?
How are TMOs set up?
Tenants have a right to take on the management of the council housing where they live. This may happen were a local residents' group believe that they could provide a better or more cost effective service like arranging repairs or estate cleaning, if they were to have direct control of the money that we spend to provide those services.
When residents join together to manage their own homes, they set up a 'Tenant Management Organisation' (TMO). TMOs come in different shapes (high rise tower blocks, low rise blocks, houses) and sizes (100 – 1,200 homes). Resident groups can only take on housing management functions if they have the support of residents in the homes and if they can show they have the skills and knowledge needed to be successful.
The 'Right to Manage' has been improved to help make the process quicker and less complex for residents keen to set up a TMO. Further information on the process to setting up a TMO can be found here:
- Tenants Guide to Right to Manage
- Tenants Leading Change - How to get involved in making a neighbourhood a better place to live
If you are a member of a Residents Association and you are interested in setting up a TMO on your estate, please contact the TMO Client Team TMOClientTeam@lambeth.gov.uk.
How are TMOs run?
Each year, TMOs are required to hold an annual meeting (normally within six months of the end of a financial year). The meetings can only be attended by residents who are shareholders of the TMO. Those who aren't can attend these meetings but they will only be allowed to observe, and will have no speaking or voting rights.
Residents on a TMO managed estate will be able to buy a share. In doing so, they become a shareholder which gives them a right to vote at any annual meeting (should a need arise), as well as to speak, and to stand for nomination to the board. Before the annual meeting, shareholders are given the opportunity to seek nomination to becoming a board member. These nominations require a proposer and a seconder and must be provided to the estate office two weeks ahead of the actual annual meeting.
At the annual meeting, shareholders are given the opportunity to vote in the nominated board members. In instances where there are more people nominated than vacant board positions, the nominees may be required to give a speech.
Once a Board is elected, key official positions on the board (Chairperson, Treasurer, secretary and vice positions – where applicable) are agreed at the meeting after the annual meeting. Where more than one board member indicates an interest for an official role, they too will be required to give a speech before a formal vote takes place among board members. The board, or in some cases referred to as 'Management Committee', are then responsible for managing their housing staff delivering housing services to residents as well as setting out the strategic direction of the TMO.
5. What services does a TMO provide?
When Resident Groups go through the process of developing into TMOs, they choose what services they want to deliver. Once fully developed, some TMOs take on most of the day-to-day housing management of their area, while others may choose to concentrate on a few specific functions. TMOs should they wish to do so can take over only a few responsibilities at the beginning and increase the number of functions later, once they are more experienced and established.
The following are examples of council functions that TMOs may take over:
- Day-to-day repairs and maintenance
- Cleaning and caretaking
- Grounds maintenance
- Collecting rents and chasing arrears
- Dealing with breaches of tenancy and neighbour disputes
If a TMO isn't responsible for a service
Where a TMO is not responsible for providing a service, it will be provided by Lambeth Housing Management.
Lambeth Housing Standard
If you live on an estate managed by a TMO and would like to know more about the Lambeth Housing Standard expected to be delivered, please visit this site for further detail:
6. How your rights are affected by a TMO
Neither tenancy rights nor stock (the property the tenant lives in) ownership are affected by us delegating housing management responsibilities to TMOs.
Tenants who live on TMO managed estates still have the same rights as if their property was managed by the Council. These rights are:
- Security of tenure
- Right to exchange
- Right to buy
- Right to repair
- Rent levels set as for other council tenants
For leaseholders, the lease stays the same so you have the same rights and obligations.
7. Find out more
National Federation of Tenant Management Organisations (NFTMO). Funded by central government this national organisation has lots of information aimed at tenants and leaseholders running TMOs and thinking of forming a TMO.
Ministry of Housing, Communities and Local Government (MHCLG). The government department is responsible for national TMO policy and approving agencies to work with tenants and leaseholders to develop TMOs. They publish a series of guides called 'The Right to Manage'.
Housing management site. For services not provided by the TMO.
8. TMOs and the Lambeth Housing Standard
The Council will be investing over £490m to bring its homes, including those managed by TMOs, up to the Lambeth Housing Standard. This investment will deliver works to make our homes warm, dry and safe.
If you live on an estate managed by a TMO and would like to find out more about the work that is currently under-way or scheduled to be delivered, please visit the Housing management site.