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"
Leeds City Council (202111771)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of a wide range of repairs at the resident’s property.
Peabody Trust (202014635)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s reports about leaks and blockages at the property.
Rochdale Boroughwide Housing Limited (202104684)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of water damage in the resident’s property.
Royal Borough of Kensington and Chelsea (202112145)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s report of a flood at his property.
Sage Housing Limited (201914513)
Partial Maladministration
Complaint: Financial
The complaint is about the landlord’s: response to the resident’s concerns about the administration of her rent account. handling of the resident’s formal complaint about the above matter. decision to apply to court to seek possession of the property.
Shepherds Bush Housing Association Limited (202100875)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint concerns: The landlord’s handling of the resident’s transfer application and request for priority banding on medical grounds. The landlord’s handling of an internal transfer. The landlord’s response to concerns about fire safety at the property. The landlord’s response …
Southampton City Council (201915276)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s response to the resident’s reports of: Water ingress in the loft at the property. The landlord’s complaints handling.
Torus62 Limited (202017501)
Maladministration
Complaint: Estate Management
The complaint is regarding the landlord’s decision to remove three trees from the resident’s property.
Wandle Housing Association Limited (202110380)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of a leak into the resident’s property.
Clarion Housing Association Limited (202103104)
Outside Jurisdiction
Complaint: Estate Management
The complaint concerns information provided by the landlord relating to car parking outside the resident’s property.
Places for People Homes Limited (202111255)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord's handling of the resident's reports of damp and mould in his property.
Clarion Housing Association Limited (202102695)
Partial Maladministration
Complaint: Managing Relations
The complaint concerns the landlord’s handling of: The resident’s reports of a pest infestation in his property. The associated formal complaint.
Clarion Housing Association Limited (202110164)
Reasonable Redress
Complaint: Managing Relations
The complaint is about the landlord’s handling of: boiler repairs at the resident’s property. The associated complaint.
London Borough of Hillingdon (202109796)
Maladministration
Complaint: Estate Management
The complaint is about the landlord’s handling of: exterior repairs to the guttering at the resident’s property. the associated complaint.
Moat Homes Limited (202108392)
No Maladministration
Complaint: Financial
The complaint is about the landlord’s: Handling of a heating upgrade and loft insulation in the resident’s property. Decision not to contribute towards the resident’s energy bills.
Vivid Housing Limited (202007902)
Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s handling of the resident’s reports of repair issues, including asbestos works, structural concerns, and the thermal efficiency of her property. The landlord’s handling of the resident’s formal complaint including her complaint about staff conduct.
Birmingham City Council (202103998)
Maladministration
Complaint: Financial
The complaint is about the landlord’s response to the resident’s reports of missing doors in his property.
Clarion Housing Association Limited (202106169)
Maladministration
Complaint: Managing Relations
The complaint concerns: The length of time scaffolding was erected outside the property. The associated formal complaint into the matter.
Midland Heart Limited (202011008)
Partial Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s: Response to the resident’s reports of anti-social behaviour (ASB) in the car park area of the property. Response to the resident’s reports of problems with the ground maintenance service provided in return for the …
One Vision Housing Limited (202015165)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s response to the resident’s reports of: A pest infestation following the death of her upstairs neighbour. The resident’s upstairs neighbour having pets in their property, violating the tenancy agreement. The resident’s upstairs neighbour damaging …
Southern Housing Group Limited (202118131)
Partial Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s handling of the resident’s concerns about the condition of the property when he moved in. The landlord’s handling of outstanding repairs. The landlord’s complaints handling.
Tower Hamlets Council (202102768)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of the resident’s report of a leak in his property.
Wandle Housing Association Limited (202014773)
No Maladministration
Complaint: Estate Management
The complaint is about: The landlord’s response to the resident’s concerns about the communal window cleaning at the property. The level of service charge increase. The landlord’s handling of the associated complaint.
Bromford Housing Association Limited (202007837)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s reports of flooding at the property and associated damage.
Croydon Council (202006659)
Partial Maladministration
Complaint: Financial
This complaint is about: The resident’s request to be rehoused; The landlord’s response to the resident’s concerns around the condition of the property; The landlord’s response to the resident’s concerns around rent arrears; The landlord’s complaint handling.
London & Quadrant Housing Trust (202005112)
No Maladministration
Complaint: Estate Management
The complaint is about the landlord’s response to the resident’s reports of: Broken lift and intercom at the property and the amount of compensation offered. Handling of rent arrears. Adding her husband as an occupant to the tenancy agreement. The …
Orbit Housing Association Limited (202001562)
Maladministration
Complaint: Health and Safety (inc. building safety)
The complaint is about the landlord’s handling of resident’s concerns about: Asbestos in the garden at the property and the delay and amount of compensation offered. The landlord’s complaint handling.
Nuneaton and Bedworth Borough Council (202011526)
Partial Maladministration
Complaint: Old Property Condition migrated-2025
This complaint is about: The landlord’s response to the resident’s reports of water and vegetation ingress at the property’s garage following a refurbishment project; The landlord’s response to the resident’s concerns about being charged for services that were not received …
Paragon Asra Housing Limited (202100150)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about: The landlord’s handling of the kitchen and bathroom upgrades; The condition of the property when the resident moved in; and The landlord’s actions in response to reports of mould in the property.
Southern Housing Group Limited (202102647)
Severe Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s handling of damp and mould at the property. The associated communication and complaints handling.
Camden Council (202007497)
Maladministration
Complaint: Health and Safety (inc. building safety)
The complaint is about: The landlord’s handling of restorative works at the resident’s property, following a water leak. The landlord’s handling of asbestos identified at the resident’s property. The Ombudsman has also considered the landlord’s handling of the resident’s complaint.
Kirklees Council (202006481)
Partial Maladministration
Complaint: Managing Relations
The complaint concerns the landlord’s: response to the resident’s reports of an operative causing damage to her property. response to the resident’s reports of operatives attending without prior notice, having a master key to the property and gaining access when …
Peabody Trust (202006782)
Reasonable Redress
Complaint: Moving/Buying/Selling Home
The complaint is about the level of compensation the landlord offered in relation to its handling of the sale of the property.
Sanctuary Housing Association (202001888)
Partial Maladministration
Complaint: Information and data management
The complaint is about the landlord’s handling of window repairs at the property. The Ombudsman has also investigated the landlord’s record keeping.
Sanctuary Housing Association (202107138)
Partial Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s response to the resident’s concerns about staff conduct. The Ombudsman has also investigated the landlord’s response to the incident that occurred outside the resident’s property.
Southwark Council (202006396)
Maladministration
Complaint: Old Property Condition migrated-2025
The resident’s complaint is about the landlord’s decision not to install a hand basin in the bathroom of the property.
The Guinness Partnership Limited (202103612)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s report of a leak at the property.
Birmingham City Council (202015944)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of and communication regarding outstanding repairs for water leaks into the resident’s leasehold property.
Newcastle City Council (202010082)
Reasonable Redress
Complaint: Managing Relations
The lack of support offered by the landlord following the resident witnessing an aggravated burglary opposite her previous property.
North Kesteven District Council (202008668)
Maladministration
Complaint: Estate Management
The complaint is regarding the landlord’s: Handling of repairs at the resident’s property, including damp issues and works to her garden. Response to the resident’s concerns regarding a boundary dispute affecting her property.
Runnymede Borough Council (202107057)
No Maladministration
Complaint: Moving/Buying/Selling Home
The complaint is about: the landlord’s refusal of the resident’s mutual exchange application and; the landlord’s response to the resident’s reports about repairs/adaptations to the property.
Birmingham City Council (202016076)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about: The landlord’s response to the resident’s reports of damp and mould at the property. The landlord’s response to the resident’s request for compensation for items damaged by mould. The Ombudsman has also considered the landlord’s record …
Clarion Housing Association Limited (202003749)
No Maladministration
Complaint: Information and data management
This complaint is about: The level of redress the landlord offered in respect of its acknowledged delays and failures whilst handling a loss of hot water to the property, the resident’s transfer of ownership and her subsequent complaint; The landlord’s …
Rochdale Boroughwide Housing Limited (202017219)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s reports about the condition of the property.
Co-operative Development Society Limited (202117248)
Partial Maladministration
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. The resident’s request for repairs to her windows. The resident’s request for a replacement kitchen.
Housing 21 (202116614)
Outside Jurisdiction
Complaint: Managing Relations
The complaint concerns the landlord's handling of a reference request for the resident’s housing application for a property with another landlord.
Birmingham City Council (202106300)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of the resident’s reports of problems with the heating system in the property.
Home Group Limited (202114665)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of the resident’s reports of issues concerning drainage and flooding in the property’s rear garden.
London & Quadrant Housing Trust (202017187)
Partial Maladministration
Complaint: Financial
The complaint is about: The landlord’s handling of repairs at the property, specifically, repairs to the intercom. roof and bath taps and bathroom sink. The landlord’s handling of the complaint. The landlord’s handling of a transfer request. The level of …
Sanctuary Housing Association (202100074)
Outside Jurisdiction
Complaint: Financial
The complaint is about the level of rent at the property.