Housing Ombudsman Decisions
Formal casework decisions from the Housing Ombudsman Service on complaints against social landlords in England. Decisions include maladministration findings, reasonable redress, and cases outside jurisdiction.
16,227
Total Decisions
11,758
Maladministration Found
2,212
No Maladministration
161
Severe Cases
Decisions by Year
Top Landlords by Volume
Clarion Housing Association Limited
817
Peabody Trust
522
London & Quadrant Housing Trust
517
London & Quadrant Housing Trust (L&Q)
488
Sanctuary Housing Association
360
Metropolitan Thames Valley Housing (MTV)
313
Browse by Outcome
Common Topics (last 2 years)
Top Landlords
Clarion Housing Association Limited (817)
Peabody Trust (522)
London & Quadrant Housing Trust (517)
London & Quadrant Housing Trust (L&Q) (488)
Sanctuary Housing Association (360)
Metropolitan Thames Valley Housing (MTV) (313)
Hyde Housing Association Limited (309)
The Guinness Partnership Limited (299)
Southern Housing (273)
Southwark Council (266)
A2Dominion Housing Group Limited (239)
Notting Hill Genesis (229)
Showing 5,288 of 16,227 decisions matching "property"
Citizen Housing (202125268)
Partial Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint concerns the landlord’s handling of: A leak into the property and the resident’s request for compensation for the damage this caused. The resident’s reports of anti-social behaviour (ASB). The associated formal complaint.
Croydon Churches Housing Association Limited (202006660)
Partial Maladministration
Complaint: Managing Relations
The complaint is regarding the landlord’s: Response to the resident’s reports of a mouse infestation. Handling of repair reports, including relating to damp and mould in the property and a faulty kitchen light. Handling of the resident’s complaint and its …
Two Rivers Housing (202127014)
Partial Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is regarding the landlord’s response to the resident’s: request for a replacement door; reports of heating issues in the property.
Vivid Housing Limited (202124450)
Maladministration
Complaint: Estate Management
The complaint is about the landlord's handling of the resident’s reports of overgrown bamboo from a neighbouring property.
Islington Council (202016425)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s reports of damp and mould in her property.
Shepherds Bush Housing Association Limited (202107472)
No Maladministration
Complaint: Occupancy Rights
The complaint is about the landlord’s: Decision not to add the resident’s two children as members of the household on the tenancy. Response to a report of mice in the property.
Vivid Housing Limited (202125975)
No Maladministration
Complaint: Managing Relations
The complaint is about the landlord's handling of: The resident's application to buy her home via the right to buy (RTB) scheme. The resident’s reports of electrical repairs in the property. The resident’s reports of damp and mould in the …
East Devon District Council (202113709)
Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s refusal to allow a mutual property exchange. The landlord’s handling of the complaint.
Great Places Housing Association (202122850)
Maladministration
Complaint: Old Property Condition migrated-2025
The resident complains about the landlord’s response to her reports of damage caused to her property following a leak, and the level of compensation/redress offered for this.
Lambeth Council (202002809)
Partial Maladministration
Complaint: Financial
The complaint is about: The landlord’s handling of the resident’s reports of damp and repairs required to fencing and windows at the property. The landlord’s handling of the resident’s concerns about the condition of a vacant, neighbouring property. The landlord’s …
The Guinness Partnership Limited (202124928)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint concerns the landlord’s handling of repairs to the windows and patio doors in the resident’s property.
Hammersmith and Fulham Council (202109186)
Maladministration
Complaint: Managing Relations
The complaint is about: The resident’s concerns that the landlord failed to act to mitigate the noise transference from the above property, specifically in relation to the flooring. The landlord’s complaint handling.
Notting Hill Genesis (202005440)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s response to the resident’s reports about: Repairs in the property. Communal maintenance. Communal parking. Communal antisocial behaviour (‘ASB’).
Peabody Trust (202106252)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s handling of the resident’s reports of noise nuisance from his upstairs neighbours’ property.
Tamworth Borough Council (202119843)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint concerns: Historical reports made by the resident of subsidence in the property. Repair work done to the property once it became vacant.
Leeds City Council (202116723)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s reports regarding replastering works at her property.
Tower Hamlets Homes (202122790)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s report of loss of heating in the lounge of his property.
London & Quadrant Housing Trust (202118898)
Maladministration
Complaint: Managing Relations
The complaint concerns the landlord’s handling of: Repairs to the front and back doors of the property. The associated formal complaint into the matter.
Sanctuary Housing Association (202100264)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about: The landlord’s handling of the resident’s reports concerning the condition of the kitchen at her property. The landlord’s response to the resident’s request for the kitchen to be replaced.
Wandle Housing Association Limited (202012550)
Partial Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s handling of repairs at the resident’s property. The landlord's response to the resident’s assertion that his property was illegal and in breach of the Decent Homes Standard, the Building Act 1984, and unsafe in …
Westminster City Council (202111322)
Partial Maladministration
Complaint: Managing Relations
The complaint is about the landlord’s response to: The resident’s report of a leak at her property. The associated complaint.
Metropolitan Thames Valley Housing (MTV) (202127578)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s reports about repairs to the guttering at the property.
One Housing Group Limited (202110606)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s handling of the resident’s reports of noise nuisance from his neighbour’s property.
Southern Housing Group Limited (202107232)
Partial Maladministration
Complaint: Health and Safety (inc. building safety)
This complaint is about the landlord’s handling of: the resident’s attempt to sell his property; the resident’s fire safety concerns; its buy back of the resident’s property; the related complaint.
West Kent Housing Association (202116558)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s decision not to install soundproofing in the resident’s property.
Newham Council (202126549)
Mediation
Complaint: Old Property Condition migrated-2025
The complaint is about the level of compensation the landlord offered the resident following their complaint about its handling of a repair to a leak into the property.
Notting Hill Genesis (202112545)
Reasonable Redress
Complaint: Moving/Buying/Selling Home
This complaint is about the landlord’s handling of the sale of the resident’s property.
Reading Borough Council (202108870)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of adaptations to the property.
Ashford Borough Council (202112658)
Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s handling of repairs to the resident’s windows. The landlord’s decision to issue the resident with a Notice Seeking Possession (NOSP) following a visit to his property by a contractor, on 5 February 2021.
Kirklees Council (202016387)
Outside Jurisdiction
Complaint: Financial
The complaint is regarding the landlord’s response to the resident’s: Concerns over damaged asbestos in the property. Request for compensation.
One Housing Group Limited (202109886)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint is regarding: The landlord’s response to the resident’s reports of leaks affecting his property, and its handling of related repairs. The amount of compensation offered by the landlord.
Optivo (202101144)
Partial Maladministration
Complaint: ASB/Abuse/Nuisance
This complaint is about the landlord’s response to the resident’s concerns: regarding the registration of the building as a safe house regarding her reports of anti-social behaviour regarding her request for a property transfer the related complaint
Karbon Homes Limited (202113542)
Partial Maladministration
Complaint: Estate Management
The complaint is about the landlord’s: response to the resident’s queries regarding the level of his rent; request that the resident remove a fence at his property; complaints handling.
Leeds City Council (202105184)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the residents reports of leaks from the roof of the property.
Waltham Forest Council (202124993)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of the resident’s reports about the shower door at the property.
Thames Valley Housing Association Limited (202126898)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint refers to the landlord’s handling of: The resident’s reports of noise nuisance from a nursery beneath his property. Repairs to a broken washing machine.
Aspire Housing Limited (202119733)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of the resident’s reports concerning damp and mould in her property.
Places for People Group Limited (202127848)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about: The landlord’s handling of the resident’s reports of leaks in her property The landlord’s response to her reports of damage to her burglar alarm
Hyde Housing Association Limited (202122199)
Reasonable Redress
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s handling of the resident’s reports of noise nuisance from a neighbouring property.
Bromford Housing Association Limited (202112906)
Reasonable Redress
Complaint: Managing Relations
The complaint is about: The landlord’s handling of repairs to the plastering and kitchen units in the resident’s property and his concerns about subsidence. The landlord’s handling of the associated complaint. The landlord’s handling of the repairs and the resident’s …
Camden Council (202101751)
Partial Maladministration
Complaint: Financial
The resident’s complaint is about: The landlord’s pursuit of service charges to be paid in accordance with the lease; The landlord’s handling of capital works to the property, including the appointment and management of the contractor; and The landlord’s handling …
Women’s Pioneer Housing Limited (202107641)
Reasonable Redress
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s handling of the resident’s reports about anti-social behaviour from a neighbouring property.
Cross Keys Homes Limited (202015692)
Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about The landlord’s handling of the resident’s reports of noise and other anti-social behaviour from an upstairs neighbour in a previous property. The arrangements for moving and the administration of the resident’s rent account following a decant …
Metropolitan Thames Valley Housing (202112817)
Partial Maladministration
Complaint: Managing Relations
The complaint concerns: the conduct of the landlord’s staff in relation to the resident’s request to move to another property. The associated formal complaint into this matter
Onward Homes Limited (202118782)
Partial Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of: Reports of damp and mould in the resident’s property. Repairs to a leak in the resident’s property.
Your Housing Limited (202117883)
Reasonable Redress
Complaint: Managing Relations
The complaint is about the level of compensation offered by the landlord following a leak into the resident’s property. The Ombudsman has also identified that the landlord’s complaint handling requires investigation as part of this complaint.
Nottingham City Homes Registered Provider Limited (202109191)
Partial Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s handling of the resident’s reports of uneven flooring at the property. The landlord’s handling of adaptations to the resident’s front door. The landlord’s handling of repairs to a blocked drain in the wet room …
Sovereign Housing Association Limited (202122191)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the level of compensation offered by the landlord for its response to the resident's reports of mould, damp and condensation from the windows of his former property.
Thirteen Housing Group Limited (202105749)
No Maladministration
Complaint: Financial
The resident complains about: Not being offered carpets/flooring when they moved into the property. The landlord’s handling of repairs to the bath. Differences in the rent amount. The landlord declining to pay the £7 'Homeswapper' fee. A lack of soundproofing, …
Hammersmith and Fulham Council (202127040)
Maladministration
Complaint: Managing Relations
The complaint is about the landlord’s handling of: The resident’s reports of a leak into her property and the remedial works required. The remedial works to the resident’s bedroom from 12 November 2021 to date. The associated complaint.