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 (202013007)
Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s handling of the resident’s reports of cracks in the walls of his property.
Yorkshire Housing Limited (202100909)
Partial Maladministration
Complaint: Managing Relations
The complaint is about the landlord’s handling of the resident’s concerns about: No gas supply in his kitchen at the start of his tenancy. Damp in his bedroom and lounge. Mess left by contractors. Access to his property and bathroom.
Clarion Housing Association Limited (202009271)
Partial Maladministration
Complaint: Managing Relations
The complaint is about the landlord’s: Response to the resident’s reports of electric sockets not working in the property. Response to the resident’s reports of a problem with one of the windows in the property. Complaint handling.
Leeds City Council (202016026)
Partial Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint refers to: The landlord's handling of repairs following a leaking roof at the resident's property. The resident’s legal disrepair claim.
One Housing Group Limited (202013584)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the level of compensation the landlord offered the resident following a leak into her property.
GreenSquareAccord Limited (202012871)
Partial Maladministration
Complaint: Managing Relations
The complaint refers to the landlord’s handling of: Repairs to plastering in the property. Repairs to the resident’s boiler. The resident’s request for a replacement bathroom suite The resident’s request for kitchen alterations. Its communication with the resident The resident’s …
London & Quadrant Housing Trust (202007908)
Maladministration
Complaint: Old Property Condition migrated-2025
The resident has complained that the landlord has offered insufficient compensation after upholding their complaint about the condition of the property when let, and about the handling of the resulting repairs.
Clarion Housing Association Limited (202011727)
Outside Jurisdiction
Complaint: Old Property Condition migrated-2025
The resident complains about how the landlord has responded to his reports of structural issues and cracks in the property.
Sovereign Housing Association Limited (202005862)
Partial Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s response to the resident’s: reports about repair works required at her property; reports about the landlord’s employee’s behaviour; reports about antisocial behaviour (ASB) from her neighbour; request to be transferred to an alternative property.
Habinteg Housing Association Limited (201910893)
Partial Maladministration
Complaint: Managing Relations
This complaint is about the landlord’s handling of: the resident’s reports of mould growth in her property; the related complaint.
Harrow Council (202013212)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s decision not to compensate the resident for damage to the flooring and walls, caused by a leak at the property. The complaint is also about the landlord’s communication and complaint handling.
Midland Heart Limited (202013704)
Maladministration
Complaint: Estate Management
The complaint is about: The landlord’s handling of repairs to the security light outside the resident’s property. The landlord’s associated complaint handling.
Peabody Trust (202005661)
Mediation
Complaint: Old Property Condition migrated-2025
The resident complained about the level of compensation the landlord offered toward the cleaning, following a fire in the property.
Metropolitan Housing Trust Limited (202100690)
Partial Maladministration
Complaint: Managing Relations
The complaint concerns: The landlord’s response to the resident’s reports of the condition of the communal bin store serving her property; it’s decision to decline the resident’s request for a management transfer; the effect the situation has had on her …
Notting Hill Genesis (202006957)
Outside Jurisdiction
Complaint: Estate Management
The resident is unhappy that a parking space was not included within the purchase of their property. The resident is unhappy that the landlord has not subsequently agreed to sell them a parking space.
Trident Housing Association Limited (202002463)
Partial Maladministration
Complaint: Financial
The complaint concerns the landlord’s: Handling of repairs to the property following a leak from a radiator. Refusal to reimburse the resident for damage to his personal items caused by the leak. Formal complaint into these matters.
Places for People Homes Limited (201906836)
Maladministration
Complaint: Old Property Condition migrated-2025
This complaint is about the landlord’s handling of the resident’s reports of damage caused to his property during heating works.
Southwark Council (202005991)
Outside Jurisdiction
Complaint: Financial
The complaint is about the landlord’s decision not to reimburse the resident for money he spent on private accommodation while works to the property were being carried out.
Catalyst Housing Limited (202009351)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint concerns the landlord’s: response to the resident’s report of a water leak in the property. handling of the associated complaint. response to the resident’s concerns about rubbish left outside his property.
A2Dominion Housing Group Limited (202005971)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint is about the landlord’s response to the residents reports of: Anti-social behaviour (ASB) and drug use at the property. The landlord’s complaint handling.
Birmingham City Council (202008000)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s response to the residents reports of: Mould and damp within the property and the installation of extraction fans. Damage to the resident’s belongings from mould and damp. Its complaints handling. The effects of the …
Habinteg Housing Association Limited (202016207)
Partial Maladministration
Complaint: Managing Relations
The complaint is about the landlord’s response to the resident’s: Request to repair the cladding on the property. Request to repair the fan in the downstairs toilet in order to prevent smells entering the property. Request to install a lever …
Inquilab Housing Association Limited (202000804)
Maladministration
Complaint: Managing Relations
The complaint is about the landlord’s: Response to reports of repairs in the property including leaks in the bathroom and mould in the bedroom. Complaint handling.
LiveWest Homes Limited (202007797)
Partial Maladministration
Complaint: Managing Relations
The complaint is about the landlord’s: Response to the resident’s concerns regarding defects which she had reported in respect of the property. Response to the resident’s concerns regarding high energy costs. Response to the resident’s concerns regarding staff conduct. Complaint …
Newlon Housing Trust (202012890)
No Maladministration
Complaint: Managing Relations
The Complaint is about the landlord’s response to residents’ reports about: Repairs to the kitchen at the property including cupboards, mixer tap and linoleum flooring. Repairs to the electric cooker. The landlord’s complaint handling.
Places for People Homes Limited (201916334)
No Maladministration
Complaint: Managing Relations
The complaint is about: The landlord’s handling of report of a sewage leak and concerns about drainage in the property. The landlord’s decision to enact its safeguarding policy and contact the emergency services. The landlord’s handling of a fraud investigation …
Sanctuary Housing Association (202014667)
No Maladministration
Complaint: Financial
The complaint refers to: The landlord’s handling of a reported leak into the resident’s property. The level of compensation offered by the landlord following the leak.
Home Group Limited (202009515)
Outside Jurisdiction
Complaint: Managing Relations
The complaint is about the landlord’s handling of reports of a leak in the bathroom at the property.
Home Group Limited (202010218)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint concerns: The landlord’s handling of outstanding defects at the property. Breaches of data protection regulations by the landlord. The condition of the wiring in the property.
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s handling of a leak at the resident’s property.
Notting Hill Genesis (202009450)
Reasonable Redress
Complaint: Estate Management
The complaint is about the landlord’s response to the residents’ reports that a neighbour installed a gate that restricted access to the communal path serving their property.
One Housing Group Limited (202011085)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about: The managing agent’s response to the resident’s reports of defects in the property including issues with the property’s heating system and Heat Interface Units. The managing agent’s response to the resident’s reports of a defect to …
Sanctuary Housing Association (202016320)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s reports of mould in her property.
Bristol City Council (202008981)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s response to the resident’s: Reports of anti-social behaviour (ASB). Request for soundproofing in the property. Complaint handling.
Nottingham Community Housing Association Limited (202014644)
Partial Maladministration
Complaint: Estate Management
The complaint is about the landlord’s: Decision to relocate the communal bins for the building to directly outside the resident’s property. Associated complaint handling.
Rochdale Boroughwide Housing Limited (201915903)
No Maladministration
Complaint: Financial
The complaint is about the landlord’s: Application of the single person discount in respect to the resident’s water bill. Handling of repairs to the resident’s windows. Handling of the resident’s reports of damp and mould in his property.
Bromford Housing Association Limited (202012170)
Maladministration
Complaint: Occupancy Rights
The resident has complained about the number of bedrooms in her property, insofar as the property is classified as a three bedroom property; however, the resident considers that the property should be classified as a two-bedroom property.
Kingston upon Thames Council (202009426)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about: The time taken to arrange/undertake the repairs reported, following the installation of the resident’s new boiler. The landlord's handling of the resident’s reports of a chip in the edge of the kitchen table. The landlord's operative …
Longhurst Group Limited (202007558)
No Maladministration
Complaint: Old Property Condition migrated-2025
The complaint concerns the landlord’s handling of the resident’s reports of damp and mould in her property.
Housing 21 (202002419)
No Maladministration
Complaint: ASB/Abuse/Nuisance
The complaint concerns the landlord’s handling of the resident’s: request for compensation for items she had purchased for the property. request for her previous complaint about issues including anti-social behaviour (ASB), staff conduct and repairs to be reinvestigated as she …
Jigsaw Homes Tameside (202000469)
Maladministration
Complaint: Old Property Condition migrated-2025
The complaint is about the landlord’s response to the resident’s report of a repair to the floor of his property.
Lewisham Council (201913042)
No Maladministration
Complaint: Health and Safety (inc. building safety)
The complaint is about the landlord’s handling of attempts to access the resident’s property to resolve an issue with the fire panel, and its response to his subsequent formal complaint.
Optivo (202007672)
Partial Maladministration
Complaint: Estate Management
The complaint is about: The landlord’s handling of the resident’s reports of knotweed in her garden. The condition of the kitchen when the resident moved into the property, and the landlord’s response to the resident’s request to renew it. The …
Orbit Group Limited (201908846)
Reasonable Redress
Complaint: Financial
The complaint is about: The landlord’s contractors not making appointments prior to attending the property to complete repairs. The level of rent and service charges. The landlord’s response to the resident’s complaint about the conduct of an officer during a …
Shepherds Bush Housing Association Limited (202014550)
Maladministration
Complaint: Managing Relations
The complaint refers to: The landlord’s response to the resident’s reports of damp in the property. The landlord’s handling of the associated complaint.
South Tyneside Council (202012625)
No Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s decision to decline the resident’s request to install fencing outside his property.
Haringey Council (202009073)
Partial Maladministration
Complaint: Local Authority / ALMO or TMO
The complaint is regarding: The landlord’s response to the resident’s reports of damp and mould in her property. The landlord’s response to the resident’s reports of a mouse infestation in her property. The landlord’s response to the resident’s reports of …
Peabody Trust (202014675)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint concerns: the level of compensation offered to the resident following a water leak in his property the landlord’s handling of the resident’s reports of an ongoing water leak.
Slough Borough Council (201817026)
Reasonable Redress
Complaint: Local Authority / ALMO or TMO
The complaint is about the landlord’s: response to the resident’s reports about damp occurring in the bedrooms at her property; complaints handling.
One Housing Group Limited (202015974)
Reasonable Redress
Complaint: Old Property Condition migrated-2025
The complaint concerns how the landlord responded to the resident’s reports of a water leak in the bathroom of the property.