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.
The complaint is about the landlord’s handling of: Reports of damp and mould and the associated remedial repairs. Repairs carried out to the driveway following reports of a trip hazard . Reports of disability discrimination under the Equality Act 2010. The Service has also investigated the landlord’s complaint handling.
This complaint is about the landlord’s response to the resident’s: Reports of leaks, damp and mould at the property. Concerns around related health impacts and damage. Concerns about the condition of the property’s kitchen. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s response to the resident’s reports about a leak, and subsequent damage to personal belongings. The Ombudsman has investigated the landlord’s complaint handling.
This complaint is about the landlord’s response to the resident’s: Reports of repairs to the block’s communal doors. Concerns about the condition of the property’s windows. Concerns about noisy pipework. Concerns about the condition of the block’s communal areas. The Ombudsman has also considered the landlord’s: Complaint handling. Record keeping.
REPORT COMPLAINT 202338474 Lambeth Council 18 November 2024 Our approach The Housing Ombudsman’s approach to investigating and determining complaints is to decide what is fair in all the circumstances of the case. This […]
The complaint is about the landlord’s response to the resident’s: reports of damp and mould in her bathroom associated complaint
The complaint is about the landlord’s handling of: The resident’s reports of ASB. The associated complaint.
The complaint is about the landlord’s handling of: The resident’s enquiries about ownership of and access to the back garden, and the use of the external spiral staircase. The resident’s reports of antisocial behaviour and noise nuisance. The associated complaint and level of compensation.
The complaint is about the landlord’s handling of the resident's reports about a leak.
The complaint is about the landlord’s handling of repairs to the heating/hot water system. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of: Damp and mould at the resident’s property. The associated complaint.
The complaint is about the landlord’s handling of the resident’s kitchen renewal. The Ombudsman has also investigated the landlord’s complaint handling.
The complaint is about the landlord’s handling of the resident's reports about: A leak, damp and mould and subsequent damage to personal belongings and decorations.
The complaint is about the landlord’s handling of water leaking into the resident’s property. The Ombudsman has also taken the decision to investigate the landlord’s handling of the resident’s complaint.
The complaint is about the landlord’s handling of damp and mould and a blocked toilet at the resident’s property.
The complaint is about the landlord’s handling of the resident’s request to update her household details on her tenancy file. The Ombudsman has also considered the landlord’s complaint handling.
The resident’s complaint is about the landlord’s handling of repairs to the windows. The Ombudsman has also investigated the landlord’s complaint handling.
The complaint is about the landlord’s handling of the resident’s reports of damp and mould. The Ombudsman will also investigate the landlord’s handling of the resident’s complaint.
The complaint is about the landlord’s handling of repairs including damp and mould, removal of polystyrene ceiling tiles in the hallway, repairs to the kitchen ceiling, repairs to the windows and clearing the rear gutter at the resident’s property. The Ombudsman has also considered the associated complaint handling.
The complaint is about the resident’s reports about the landlord’s handling of structural repairs causing dampness and damage to his property.
The complaint is about the landlord’s handling of reports of a damp bedroom floor. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of the resident’s report of a leak. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of the resident’s: reports of boundary issues with her neighbouring property. associated complaint.
The complaint is about the landlord’s handling of leaks to the resident’s wet room.
The complaint is about: The landlord’s handling of disability adaptations at the resident’s property. The landlord’s handling of the resident’s complaint.
The complaint is about the landlord handling of: The maintenance of a hedge. The associated complaint.
The complaint is about: The landlord’s handling of the resident’s reports of a beeping noise. The landlord’s complaint handling.
The complaint is about the landlord’s handling of the resident’s reports of leaks and associated damage at the property. The landlord’s complaint handling has also been investigated.
The complaint is about the landlord’s handling of the resident’s report of: Leaks, damp, and mould. Issues with the toilet flush.
This complaint is about the landlord’s response to the resident’s reports of antisocial behaviour (ASB). The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of repairs needed to the communal drains.
The complaint is about the landlord’s response to the resident’s concerns about damp and mould.
The complaint is about the landlord’s handling of: The resident’s concerns about refurbishment works at the property and the subsequent remedial works. The associated complaint.
The complaint is about the landlord’s handling of the resident’s reports of damp and mould at the property.
The complaint is about: The landlord’s handling of reports of leaks and the associated repairs. The landlord’s handling of the resident’s complaint.
The complaint is about the landlord’s communication with the resident following reports of antisocial behaviour (ASB).
The complaint is about the landlord’s handling of the resident’s report of a repair to his kitchen window and the arrangements for making the appointments. The Ombudsman has also investigated the landlord’s handling of the associated complaints.
The complaint is about the landlord’s response to the resident’s reports of a leak. The Ombudsman has also considered the landlord’s complaint handling and record keeping.
The complaint is about the landlord’s response to concerns about a repair appointment.
The complaint is about the landlord’s handling of the resident’s: Reports of water ingress. Associated formal complaint.
The complaint is about: The landlord’s handling of repairs to remedy water ingress into the property. The landlord’s complaint handling.
The complaint is about the landlord’s handling of window repairs and replacements at the resident’s home. The Ombudsman has also investigated the landlord’s complaint handling.
The complaint is about the landlord’s response to the resident’s reports of foul water leaking into his property. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of works required in the resident’s property.
The complaint is about the landlord’s handling of fencing repairs.
The complaint is about the landlord’s handling of: Annual gas safety check appointments. The associated complaint.
The complaint is about the landlord’s handling of: Damp and mould. Boiler repairs. The Ombudsman has also considered the landlord’s record keeping and complaint handling.
The complaint is about the landlord’s handling of: Leaks to the resident’s property. Damp and mould. Damage to the resident’s property. A lack of heating and hot water to the resident’s property. The complaint. The Ombudsman has also investigated the landlord’s record keeping.
The complaint is about the landlord’s: Handling of reports of black mould in the property. Complaint handling. The Ombudsman has also considered the landlord’s record keeping.
This complaint is about how the landlord handled the resident’s: Request for a transfer to another property in the block when it became available. Reports of antisocial behaviour (ASB) by a neighbour. This investigation has also considered the landlord’s handling of the associated complaint.
| Decision year | Maladministration | No maladministration | Other |
|---|---|---|---|
| 2019 | 1 | 0 | 0 |
| 2020 | 60 | 42 | 35 |
| 2021 | 875 | 557 | 544 |
| 2022 | 1,092 | 468 | 400 |
| 2023 | 2,222 | 384 | 269 |
| 2024 | 3,021 | 247 | 272 |
| 2025 | 4,469 | 512 | 708 |
| 2026 | 1,513 | 197 | 215 |