Housing Ombudsman Decisions

Decision Case ID 202413205 Decision type Investigation Landlord Orbit Housing Association Limited Landlord type Housing Association Occupancy Secure Tenancy Date 16 October 2025 Background The resident lives in supported housing. She has complained about how […]

The complaint is about the landlord’s: Response to the resident’s reports of antisocial behaviour (ASB). Complaint handling.

The complaint is about the landlord’s handling of the resident’s concerns about: The removal of a solar panel. Carpet in the communal area. Our investigation will also consider the landlord’s complaint handling.

The complaint is about the landlord’s: Handling of the resident’s reports of damp and mould. Response to the resident’s concerns about service charges for: Ground maintenance. Pest control. We have also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of antisocial behaviour (ASB), noise and the resident’s request to move. We have also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of the resident’s: reports of repairs to the roof and damp and mould. complaints.

The complaint is about the landlord’s handling of issues with the immersion heater and hot water temperature at the resident’s property. The Ombudsman has also considered the landlord’s complaint handling.

This complaint is about how the landlord handled repairs to the resident’s front door, and related damp and mould. We have also considered how the landlord handled the complaint.

The complaint is about the landlord’s: Response to a leak and associated damp and mould. Complaint handling.

The complaint is about the landlord’s response to reports of a neighbour dispute.

The complaint is about how the landlord handled the resident’s: Reports of outstanding repairs at the property. Associated complaint.

The complaint is about the landlord’s handling of repairs to the resident’s hot water supply.

This complaint is about the landlord’s handling of the resident’s reports of water ingress into her property.

The resident's complaint is about the landlord's communication about insurance and an excess fee. The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of the resident’s: Rent account and the accuracy of the information it provided. Associated complaint.

The complaint is about the landlord's handling of the resident’s: reports of a pest infestation. associated complaint.

The complaint is about the landlord’s handling of: The resident’s reports of leaks, damp and mould. The associated complaint.

The complaint is about the landlord’s handling of: anti-social behaviour (ASB). damp and mould. pests. repairs. the complaint.

The complaint is about the landlord’s handling of the resident’s reports of low water pressure. The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of: repairs to the roof of the house. renewal of the loft insulation. repairs to the shed roof. The Ombudsman has also taken the decision to investigate the landlord’s handling of the resident’s …

The complaint is about the landlord’s handling of: Repairs to the kitchen wall and pest control expenses incurred by the resident. The associated complaint.

The complaint is about the landlord's: Response to the resident’s reports of flooding caused by water leaks at her property. Complaint handling.

The resident’s complaint is about the landlord’s handling of damp and mould.

The complaint is about the landlord’s handling of the resident’s reports of damp and mould, and the subsequent repairs. We have also considered the landlord’s complaints handling.

The complaint is about the landlord’s handling of a water leak.

The complaint is about the landlord’s response to the resident’s reports of a blocked toilet. The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about the landlord’s response to the resident’s: concerns that she was responsible for communal electricity costs. complaint.

The complaint is about the landlord’s handling of: Leaks in the property and the associated repairs. The resident’s complaint.

The complaint is about the landlord’s handling of repairs to the bedroom ceiling and the property’s roof. We have also considered the landlord’s handling of the complaint as part of the assessment.

The complaint is about the landlord’s handling of: The resident’s reports of noise nuisance from the flat above. The associated complaint.

The complaint is about the landlord’s handling of: the resident’s reports of repairs and associated damp and mould. the resident’s complaint. We have also assessed the landlord’s record keeping.

The complaint is about the landlord’s handling of: A leak from above. The formal complaint.

The complaint is about the landlord’s handling of the resident’s reports of the loss of heating and hot water. We have also investigated the landlord’s complaint handling.

The complaint is about the landlord’s: Handling of a leak causing damp at the property. Complaint handling.

The landlord’s handling of the residents’ concerns about the impact of the major building works. We have also considered the associated complaint.

The complaint is about the landlord’s handling of the resident’s reports of a mice infestation. The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of the resident’s: reports of leaks, damp and mould and remedial repairs. reports about the condition of the windows. complaint.

The complaint is about the landlord’s handling of: Damp and mould in the resident’s temporary property. The complaint.

The complaint is about the landlord’s: Response to the resident’s reports of nuisance caused by his neighbour smoking. Handling of the associated complaint.

The complaint is about the landlord’s implementation of an appropriate dress policy. We have also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of the resident’s: Reports of repairs at her main property, in particular: Plasterwork. Electrical issues. Mould treatment works. Kitchen repairs. Move to her temporary property. Reports of repairs at her temporary property.

The complaint is about the landlord’s handling of the resident’s reports of a roof leak and associated bathroom and downstairs toilet (WC) repairs.

The complaint is about the landlord's handling of: repairs to flooring. the resident's request for a management move.

The complaint is about the landlord’s response to the resident’s reports of rodents in and around the property.

The complaint is about the landlord's response to the resident's reports of a pest infestation in her property. This report has also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of the resident’s: Reports of damp in a bedroom and the associated repairs. Reports of water pooling at the front of the property and the associated repairs. Associated complaint.

The complaint is about the landlord’s handling of the resident’s reports of living in a cold property.

The complaint is about the landlord’s handling of the resident’s requests for repairs to the living room and kitchen flooring.

The complaint is about the landlord’s handling of repairs to a brick storage shed.

The complaint is about the landlord’s handling of the resident’s: Reports relating to an intruder gaining access into her property. Complaint.