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"
Birmingham City Council (202109800)
Outside Jurisdiction
Complaint: Local Authority / ALMO or TMO
The resident complained about the information the landlord provided about the property, following their right to buy application.
Hightown Housing Association Limited (201915457)
No Maladministration
Complaint: Old Property Condition migrated-2025
The resident has complained about the landlord’s handling of requests that it carry out work to remedy various faults found when he moved into his shared ownership property in November 2019. The resident has complained about the landlord’s handling of …
Sovereign Living Limited (202008903)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of boiler repairs at the property.
LiveWest Homes Limited (202001044)
Partial Maladministration
Complaint: Health and Safety (inc. building safety)
This complaint is about the landlord’s handling of: the resident’s reports of damp in the property; concerns raised by the resident about asbestos in the property; property insulation works; the related complaint.
One Manchester Limited (201913776)
Severe Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s reports of repair issues at his property including a leak, mould, and issues with the ventilation system.
The Guinness Partnership Limited (202006419)
Maladministration
Complaint: Estate Management
The complaint is about the landlord’s response to a dispute over the maintenance of the garden area in the front of the resident’s property.
Wiltshire Council (202105591)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s: handling of the leaseholder’s reports of a leak into the ceiling of her storage area. response to the leaseholder’s request for repairs or compensation to cover the resulting damage to her property.
Anchor Hanover Group (202014722)
Outside Jurisdiction
Complaint: Financial
The complaint is about the landlords handling of the residents reports of: The level of service charge at the property. The landlord’s complaint handling.
Birmingham City Council (202005140)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s response to the resident’s reports of: Anti-social behaviour (ASB) at the property. The landlord’s complaint handling.
Haringey Council (202007715)
Maladministration
Complaint: Local Authority / ALMO or TMO
This complaint is about the landlord’s handling of: kitchen upgrade works to the resident’s property; the resident’s reports of repairs needed to her property; the related complaint.
Harrow Council (202014348)
Partial Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s: response to the resident’s reports of a leak at his property; complaints handling.
Sanctuary Housing Association (202109211)
Reasonable Redress
Complaint: Managing Relations
The complaint is about the landlord’s handling of the resident’s reports of: Damp and mould at the property and associated repairs. The landlord’s complaint handling. Physical and mental health issues experienced by the resident.
Trafford Housing Trust Limited (202015189)
Maladministration
Complaint: Estate Management
The complaint is about the landlord’s handling of tree maintenance next to the resident’s property.
Waltham Forest Council (202101903)
No Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s response to the resident’s report of a water leak into his property. The landlord’s handling of the associated complaint.
Leeds City Council (201914467)
Maladministration
Complaint: Managing Relations
The resident complained about the landlord’s response to her complaint about the condition of the property when first let and her associated request for compensation.
Lambeth Council (201914310)
Maladministration
Complaint: Local Authority / ALMO or TMO
This complaint is about the landlord’s handling of: the resident’s reports of damp at her property and the related follow-on works; the related complaint.
London & Quadrant Housing Trust (202015079)
Partial Maladministration
Complaint: Managing Relations
The complaint is about: The condition of the property when the resident moved in there. The landlord’s handling of the subsequent repairs to the resident’s property. The landlord’s associated complaint handling.
Notting Hill Genesis (202013079)
Outside Jurisdiction
Complaint: Occupancy Rights
The complaint concerns the landlord’s refusal to grant permission for the property to be converted.
Orbit Housing Association Limited (202100415)
Partial Maladministration
Complaint: Health and Safety (inc. building safety)
The complaint refers to the landlord’s handling of the resident’s: concerns regarding the smoke detector system in his property. concerns about the extractor fan in his kitchen. associated complaint.
Metropolitan Housing Trust Limited (202012142)
Reasonable Redress
Complaint: Managing Relations
The complaint is about: The landlord’s response to the resident’s reports of a leak and resulting mould in the bathroom of his property. The landlord’s handling of the associated complaint.
Sandwell Metropolitan Borough Council (202107582)
Partial Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint refers to the landlord’s handling of: communal cleaning at the resident’s property. the resident’s Subject Access Requests. The resident’s concerns about the landlord’s decision to issue a single point of contact arrangement. the associated complaint.
Beyond Housing Limited (202009831)
No Maladministration
Complaint: Financial
The complaint refers to: The landlord’s handling of the letting of the property to the resident in October 2019. The landlord’s response to the resident’s concern that the feedback survey he had completed in November 2019 had been altered by …
Wandsworth Council (202013932)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s response to the resident’s concerns about the installation of a children’s play area outside of his property.
Home Group Limited (202016837)
Maladministration
Complaint: Managing Relations
The complaint is about the landlord’s response to the resident’s reports about the external doors to the property. The landlord’s complaints handling has also been investigated.
Six Town Housing Limited (202104733)
No Maladministration
Complaint: Financial
The complaint is about: The level of rent charged by the landlord to the resident based on the number of bedrooms in the property. The landlord’s response to the resident’s concerns over the number and size of the bedrooms in …
Islington Council (202015622)
Maladministration
Complaint: Local Authority / ALMO or TMO
The resident complains about the landlord’s handling of her reports of damp and leaks at her property, and its response to her subsequent formal complaint about the matter.
Thames Valley Housing Association Limited (202013361)
Partial Maladministration
Complaint: Managing Relations
The complaint is about the landlord’s: Handling of the residents’ reports of a leak at the property. Complaint handling.
The Guinness Partnership Limited (202104385)
Outside Jurisdiction
Complaint: Managing Relations
The resident complained about landlord’s management of a deceased neighbour’s property.
Fareham Borough Council (202016061)
No Maladministration
Complaint: Local Authority / ALMO or TMO
This complaint is about the landlord’s handling of the resident’s reports of overgrown hedges from a neighbouring property.
London & Quadrant Housing Trust (202103724)
Reasonable Redress
Complaint: Moving/Buying/Selling Home
The complaint is about the time taken for the landlord to inform the resident that a potential buyer had pulled out of the purchase of her property.
Newlon Housing Trust (202100887)
Partial Maladministration
Complaint: Health and Safety (inc. building safety)
The complaint is about the landlord’s: Response to the resident’s request for an EWS1 form and works start dates. Response to the resident’s request to reimburse the fees she incurred in relation to the sale of her property. Complaint handling.
Westminster City Council (201810206)
Reasonable Redress
Complaint: Managing Relations
The complaint was about the landlord's handling of the resident's: Reports of leaks in the property. Reports about a blocked kitchen drain. Reports of damage to the windows. Complaint and request for compensation.
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s decision not to repair or replace a front fence at the resident’s property.
LiveWest Homes Limited (202016064)
Outside Jurisdiction
Complaint: Occupancy Rights
The complaint concerns the resident’s request for the landlord to change the classification of the property from a three bedroom to a two bedroom.
Slough Borough Council (202006996)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about: The level of compensation offered by the landlord in relation to its handling of roof repairs and water leaking into the resident’s property. The landlord’s investigation into the conduct of a member of its staff. The …
Aster Group Limited (202012522)
Partial Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s handling of the emergency assistance pull-cord service in the resident’s property. The landlord’s handling of repairs to the resident’s hot water system at the property.
Home Group Limited (202006473)
No Maladministration
Complaint: Health and Safety (inc. building safety)
The complaint is about the landlord’s response to the resident’s: reports about maintenance issues at her property, including: mould; electrical safety; concerns about the investigation and removal of asbestos at her property.
Network Homes Limited (201915458)
Outside Jurisdiction
Complaint: Estate Management
The complaint concerns a dispute about whether the resident has sole use of the garden at the property.
Paragon Asra Housing Limited (202006279)
Outside Jurisdiction
Complaint: Moving/Buying/Selling Home
The complaint is about the liability for fees arising during the sale of a property.
Thirteen Housing Group Limited (202004485)
No Maladministration
Complaint: Financial
The complaint is regarding: The landlord’s handling of the resident’s reports of a leak in his property. The landlord’s response to the resident’s claim for the cost of new carpets following the water leak.
Camden Council (202011960)
Maladministration
Complaint: Local Authority / ALMO or TMO
This complaint is about the landlord’s response to the resident’s concerns about: Delays to damp works to the lower ground access area and the rear garden wall to the resident’s property. The safety of the electrical supply equipment in the …
Settle Group (202101656)
Maladministration
Complaint: Moving/Buying/Selling Home
The complaint is about the landlord’s handling of reports of damp and mould at the property.
Citizen Housing (202005284)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint is about: The landlord’s handling of the resident's reports of various repairs at the property, including to the floorboards, toilet, and to prevent pest access. The effect of outstanding repairs on the resident’s family’s health.
Clarion Housing Association Limited (202010222)
Reasonable Redress
Complaint: Managing Relations
The complaint is about the landlord’s: response to the resident’s reports concerning damp and mould at the property. complaints handling.
Clarion Housing Association Limited (202016831)
No Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s response to the resident’s request for it to replaster her property. The landlord’s handling complaint handling.
Complaint: Old Property Condition migrated-2025
The complaint is about the level of compensation the resident was offered following delays installing a toilet at the property.
London Borough of Hillingdon (202103112)
Partial Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint refers to: The landlord’s handling of adaptations needed within the resident’s property. The resident’s concerns about the recommendations made by Occupational Therapy. The landlord’s handling of the associated complaint and record keeping.
Wandsworth Council (201900330)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about: The landlord’s response to the resident’s reports of damp and mould in her property. The landlord’s handling of the associated complaint.
Leeds City Council (202105984)
No Maladministration
Complaint: Managing Relations
The complaints are about: the landlord’s response to the resident’s report of an incident involving an operative working at a neighbouring property. the landlord’s response to the resident’s report of an incident involving the operative’s wife at a local school; …
London & Quadrant Housing Trust (202012367)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s: Response to the resident’s concerns over fire safety in her property. Response to the resident’s reports of antisocial behaviour (ASB) from her neighbours. Associated complaint handling.