Housing Ombudsman Decisions

The complaint is about the landlord’s handling of works within the resident’s bathroom and kitchen.

The complaint is about the landlord’s handling of: Water leaks from the flat above, including repairs and damp and mould. The associated complaint.

The complaint is about the: Landlord’s handling of snagging works. Letter the landlord issued following an altercation. We have also assessed the landlord’s complaint handling.

This complaint is about the landlord’s handling of: The resident’s reports of subsidence. The associated complaint.

The complaint is about the landlord’s handling of: The resident’s reports of a broken immersion heater and his request for reimbursement of private repairs. The resident’s complaint.

The complaint is about the landlord’s handling of: the resident’s concerns that cleaning and management services were not being provided. the resident’s request for service charge information. the resident’s complaint.

The complaint is about the landlord’s handling of: Repairs in the bathroom to the tiling, sink, bath panel, light and extractor fan. A leak from the bath which damaged the ceiling below. The resident’s request for a new bathroom. The …

The complaint is about the landlord’s handling of the resident’s reports of damp and mould in the property. The landlord’s complaint handling has also been considered.

The complaint is about: The landlord’s handling of the resident’s reports that the property was cold and did not retain heat. The landlord’s handling of the complaint.

The complaint is about: the landlord’s response to the resident’s concerns about her rent and service charges for the financial year 2024 to 2025. the landlord’s complaint handling.

The complaint is about the landlord’s handling of: The resident’s concerns about parking and antisocial behaviour (ASB). The associated complaint.

The complaint is about the landlord’s handling of the resident’s: Reports about a window repair. Associated complaint.

The complaint is about the landlord’s handling of the resident’s reports about issues with the flower bed in her garden.

The complaint is about the landlord’s handling of repairs to a leak through the bedroom ceiling. The Ombudsman has also considered the landlord’s handling of the associated complaint.

REPORT COMPLAINT 202421680 London & Quadrant Housing Trust (L&Q) 22 September 2025 Our approach The Housing Ombudsman’s approach to investigating and determining complaints is to decide what is fair in all the circumstances […]

The complaint is about the landlord’s handling of: The resident’s service charge queries. The resident’s reports about the conduct of a member of staff. The complaint.

The complaint is about the landlord’s handling of the resident’s reports of: Damp and mould. Repairs. This Service has also considered the landlord’s complaint handling.

This complaint is about the landlord’s handling of repairs to a communal lift.

The complaint is about the landlord’s response to: the resident’s concerns about her rent account. the resident’s complaint.

The complaint is about the landlord’s handling of the resident’s concerns about cyclical decorations and outstanding repairs to her property. The Ombudsman has also investigated the landlord’s handling of the resident’s complaint.

The complaint is about: The landlord’s handling of balcony repairs, the erected scaffolding, and the resulting pigeon infestation. The associated complaint.

The complaint is about the landlord’s handling of the resident’s: Requests for balcony window repairs. Reports of leaks in the property. Reports of damp, mould, and silverfish in the property. Associated formal complaint.

The complaint is about the landlord’s handling of the resident’s reports about: Mould in the property The condition of the kitchen

The landlord’s handling of repairs to the front door and windows.

The complaint is about the landlord's handling of the resident's reports of outstanding repairs. We have also considered the landlord's complaint handling.

The complaint is about the landlord’s response to the resident’s request to replace her windows and doors. The Ombudsman has also considered the landlord’s complaint handling.

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

The complaint is about the landlord’s response to the resident’s requests for: information on the service charges for the 2024 to 2025 financial year. an Energy Performance Certificate (EPC).

The complaint is about the landlord’s handling of the resident’s service charge refund.

The complaint is about the landlord’s handling of the resident’s reports of noise and antisocial behaviour (ASB).

The complaint is about the landlord’s handling of: The resident’s reports about damp and mould in the property. Decant accommodation. The associated complaint.

The complaint is about the landlord’s response to the resident’s reports of repairs required to unlevel flooring and internal openings.

The complaint is about the landlord’s handling of the resident’s reports of noise transference from other properties in the building. The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about: The landlord’s response to the resident’s reports of drainage issues in his garden. The landlord’s complaint handling.

The complaint is about the landlord’s response to the resident’s reports of flooding in the carpark which caused damage to his possessions. The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of reports of repairs to communal doors and safety concerns. The Ombudsman has also considered the landlord’s complaint handling.

The complaint is about the landlord’s handling of the resident’s request for it to install a larger bath in the bathroom. The Ombudsman has also considered the landlord’s handling of the resident’s complaint.

The complaint is about the landlord’s handling of repairs to the chimney.

The complaint is about the landlord’s handling of lift repairs. We have also investigated the landlord’s complaint handling.

The complaint is about the landlord’s response to the resident’s: Reports of flooding from the balcony, which he said was caused by the new build property having been sold with defective or missing balcony drainage. Formal complaint. The Ombudsman has …

The complaint is about the landlord’s handling of the resident’s reports of anti social behaviour (ASB) from her neighbour.

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

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

The complaint is about the landlord’s handling of: the resident’s reports of antisocial behaviour (ASB) in his apartment block and the security of the communal entry door. the associated complaint.

The complaint is about the landlord’s handling of the resident’s reports of a communal roof leak and associated damp and mould.

The complaint is about the landlord’s handling of: A pest infestation. The resident’s complaint.

The complaint is about the landlord's handling of the resident’s: Concerns about its caretaking and ground maintenance services. Complaint.

The complaint is about: The landlord’s handling of repairs to leaking guttering and damaged window and the resident’s reports the required repairs were causing damp and mould. The Ombudsman has investigated the landlord’s complaint handling.

The complaint is about the landlord’s handling of the resident’s: Reports of a leak and damp and mould. Associated complaint.

The complaint is about the landlord’s handling of the resident’s: Report of outstanding repairs to a kitchen ventilation unit. Associated complaint.