Housing Ombudsman Decisions

The complaint is about the landlord’s response to service charge queries. We have also assessed the landlord’s complaint handling.

The complaint is about the landlord’s handling of the resident’s: Reports of repairs. Concerns regarding comments made by a surveyor during a visit to the property. Associated complaint.

The resident’s complaint is about the landlord’s handling of: Damp and mould. The resident’s management transfer request.

The complaint is about the landlord’s response to the resident’s concerns about a roof leak. This Service has also considered the landlord’s handling of the complaint.

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

The complaint is about: The landlord’s handling of the resident’s reports of a leak. The landlord’s response to the resident’s complaint.

The complaint is about the landlord’s handling of repairs to address leaks, asbestos and damp and mould in the property. We have investigated the landlord’s complaint handling.

The complaint is about the landlord’s response to the resident’s concerns about: the condition of the property after she moved in. the collapse of her living room ceiling. The Ombudsman has also investigated the landlord’s complaint handling.

The complaint is about the landlord’s handling of the: Resident’s request for adaptation works to the property. Associated complaints.

The complaint is about the landlord’s handling of the resident’s reports of noise nuisance and anti-social behaviour (ASB).

The complaint is about the landlord’s handling of the resident’s reports of antisocial behaviour (ASB). We have also considered the landlord’s complaint handling.

REPORT COMPLAINT 202409283 London Borough of Lambeth 25 September 2025 Our approach The Housing Ombudsman’s approach to investigating and determining complaints is to decide what is fair in all the circumstances of the […]

The complaint is about the landlord’s response to the resident’s concerns about: Damp and mould and drainage issues. A leak into the property. The condition of the windows. We have also considered the landlord’s handling of the associated complaints.

The complaint is about the landlord’s handling of the resident’s: Reports of a roof leak at the property. Associated complaint.

REPORT COMPLAINT 202328972 London Borough of Havering Council 24 September 2025 Our approach The Housing Ombudsman’s approach to investigating and determining complaints is to decide what is fair in all the circumstances of […]

The complaint is about the landlord’s handling of the resident’s reports of: Repairs required to the property including to the bathroom, toilet, cupboard door, kitchen units and windows. Repairs required to address damp and mould in the property. The associated …

The complaint is about the landlord’s handling of the resident’s reports of noise nuisance from a neighbouring property. The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of: The resident’s reports of repairs required to fix the heating. The resident’s request for a refund of related heating service charges. The associated complaint.

The resident’s complaint is about the landlord’s handling of damp in the property. We have also assessed the landlord’s complaint handling.

The complaint is about the landlord’s: Handling of the resident’s reports of damp and mould and associated repairs. Complaint handling.

The complaint is about the landlord's handling of: The resident’s reports of issues with her neighbour. The resident’s queries about the wellbeing charge and concerns about changes to nighttime care provision. We will also consider the landlord’s complaint handling.

The complaint is about the landlord’s handling of the resident’s: Reports of a leak from the bathroom skylight. Associated complaint.

The complaint is about the landlord’s handling of the resident’s reports of antisocial behaviour (ASB), including noise nuisance. We have also considered the landlord’s complaint handling.

This complaint is about the landlord’s handling of the resident’s reports of antisocial behaviour (ASB) by the ingress of the smell of cannabis into her flat.

The complaint is about the landlord’s handling of the resident’s request for compensation following a roof leak.

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

The complaint is about the landlord’s handling of the resident’s reports of antisocial behaviour (ASB) The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of reports of a leak effecting the leaseholder’s property.

REPORT COMPLAINT 202339589 Rochdale Boroughwide Housing Limited 17 September 2025 Our approach The Housing Ombudsman’s approach to investigating and determining complaints is to decide what is fair in all the circumstances of the […]

The complaint is about the landlord handling of the resident’s reports of: inadequate heating and smoke in her property. low hot water pressure and drainage issues. leaks in the bathroom and subsequent repairs. The Ombudsman has also investigated the landlord’s …

The complaint is about the landlord’s handling of: The resident’s reports of a roof leak. The resident’s complaint.

The complaint is about the landlord's response to the resident’s: concerns that the property is too cold and draughty. reports about the temperature of the water, problems with the water pressure and a chemical smell from the hot water cylinder. …

The complaint is about the landlord’s response to the resident’s reports of: A banging noise from the roof. Birds nesting in the extractor fan. A roof leak in August 2021. Low water pressure and banging pipes. We have also investigated …

The complaint is about the landlord’s handling of the resident’s reports of damp and mould in a bedroom.

The complaint is about the landlord’s: Handling of the resident’s report of a leak into the bathroom. Complaint handling.

The complaint is about the landlord’s handling of the resident’s: Report of a faulty light fitting. Formal complaint.

The complaint is about the landlord’s handling of the resident’s request for maintenance of trees at the property and associated repairs.

The complaint is about the landlord’s handling of: the repairs to the resident’s kitchen following a flood. the repairs to the resident’s property’s leaks. The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about the landlord’s response to the resident’s reports of a leak from her sink. We have also considered the landlord’s complaint handling.

The complaint is about the landlord’s response to the resident’s reports of an uneven garden surface. This report has also considered the landlord’s complaint handling.

The resident’s complaint is about the landlord’s handling of: Damp and mould, and the associated repairs. The associated complaint.

The complaint is about how the landlord handled the resident’s concerns about: The previous communal heating system The current Air Source Heat Pump (ASHP)

The complaint is about the landlord’s handling of the resident’s reports of water ingress, damp, and mould.

The complaint is about the landlord's handling of electrical repairs following a leak.

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

The complaint is about the landlord’s maintenance of the communal areas including: Drainage issues and pipes leaking sewage. Damp, mould and algae in communal areas including on the carpet. Trip hazards and crumbling stairs. Repairs to communal lighting. Repairs to …

The complaint is about the landlord’s handling of the resident’s: Reports of antisocial behaviour (ASB) by her neighbour. Associated complaint.

The resident’s complaint is about the landlord’s handling of reports of damp and mould throughout his property.

The complaint is about the landlord’s response to the resident’s reports of disrepair to the bathroom and kitchen. We have also considered the landlord’s complaint handling.

The resident’s complaint is about the landlord’s handling of a boiler replacement. We have also considered the landlord’s handling of the associated complaint.