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.
Decision Case ID 202333957 Decision type Investigation Landlord Kirklees Metropolitan Borough Council Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 26 June 2026 Background The resident has a flat in a […]
Decision Case ID 202419881 Decision type Investigation Landlord Redditch Borough Council Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 24 April 2026 Background The landlord fitted a new kitchen and […]
Decision Case ID 202330820 Decision type Investigation Landlord Newcastle City Council Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 29 January 2026 Background In December 2022 the resident applied to […]
Decision Case ID 202338552 Decision type Investigation Landlord Leeds City Council Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 26 November 2025 Background In October 2023 the resident reported damage to […]
Decision Case ID 202334681 Decision type Investigation Landlord South Kesteven District Council Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 24 October 2025 Background On 28 July 2023 the resident complained […]
Decision Case ID 202326168 Decision type Investigation Landlord Sandwell Metropolitan Borough Council Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 23 October 2025 Background In January 2023 the resident queried the […]
Decision Case ID 202323105 Decision type Investigation Landlord Sandwell Metropolitan Borough Council Landlord type Local Authority Occupancy Secure Tenancy Date 17 October 2025 Background As part of an adaptation request by the resident, the […]
Decision Case ID 202314292 Decision type Investigation Landlord Stevenage Borough Council Landlord type Local Authority Occupancy Secure Tenancy Date 15 October 2025 Background The resident reported a leak from the roof along with damp […]
The complaint is about the landlord’s response to the resident’s reports of drains flooding in the garden of the property.
The complaint is about the landlord’s handling of repairs to a gas pipe.
The complaint is about the landlord’s handling of a leak to the property and pest control.
The resident’s complaint is about the landlord’s handling of: Damp and mould in the property. Her request for reimbursement for her damaged belongings.
The complaint is about the landlord's handling of the resident’s: Reports of leaks in the property and subsequent remedial repairs. Reports of a fence repair.
REPORT COMPLAINT 202419019 Lewisham Council 30 June 2025 Our approach Under our early resolution process, the Ombudsman works with the resident and landlord to explore the issues in dispute, identify the matters that […]
The complaint is about the landlord’s: Handling of the resident’s reports of damp and mould as a result of leaks. Handling of subsequent remedial repairs. Complaint handling.
The complaint is about the landlord’s handling of arranging gas service appointments.
The complaint is about the landlord’s handling of the front door replacement at the resident’s property.
The complaint is about the landlord’s handling of: Damp and mould. A vermin infestation in the loft. The level of insulation in the loft.
The complaint is about the resident’s reports of a leak and the subsequent repairs.
The complaint is about the landlord’s handling of: repairs to the heating controller and to address leaks in the property in the void period. the subsequent complaint.
The complaint is about the landlord’s handling of repairs to a leaking roof and the subsequent damage.
The complaint is about the landlord's response to the reports of damage caused to the resident's CCTV doorbell.
This complaint is about the landlord’s decision to end, and not regrant, the resident’s tenancy. The landlord became aware that the spouse was seeking housing in April 2020 and that the relationship had broken down. At the time, the landlord placed the spouse on the lowest banding for rehousing. According …
The complaint is about: The condition of the property at the beginning of the tenancy. The landlord’s handling of the complaint.
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.
The complaint is about the landlord’s response to the request for a replacement front door.
The complaint is about the landlord’s handling of repair issues and the length of time taken to resolve this.
The complaint is about the landlord’s handling of a leak and subsequent offer of compensation.
The complaint is about the landlord’s handling of: A leak from the bathroom. A leak from the neighbour’s property.
The resident complained about the: Conduct of the landlord’s member of staff. Landlord’s response to their report that their gate had been damaged by the member of staff. Landlord’s request that they remove items from outside of the property.
The complaint is in relation to the resident’s reports of issues with staff conduct.
The complaint concerns the landlord’s handling of: Reports of ASB A request for a fence to be erected
The complaint is about the length of time taken to carry out repairs.
The complaint concerns the landlord’s handling of repairs to the shed.
REPORT COMPLAINT 202007623 Hammersmith and Fulham Council 19 August 2021 Our approach Under our early resolution process, the Ombudsman works with the resident and landlord to explore the issues in dispute, identify the matters that […]
The complaint is about the level of compensation offered for items removed from the resident’s shed
The complaint is about the landlords handling of the resident’s reports concerning hot water at the property.
The complaint is about the landlord’s: administrative error when it provided the resident with a tenancy agreement with a rent figure that was incorrect, request that the resident sign a new tenancy agreement with a rent figure the resident disputed.
The landlord’s handling of the resident’s reports of fly infestation at their property.
The complaint is about damage to plants and loss of use of the resident’s front garden during district heating works.
The complaint is about the landlord’s response to the resident’s request for redecoration of the communal area.
The resident complained about the landlord’s response to an ant infestation in the property.
The complaint is about the landlord’s handling of repairs. The resident explained that the outstanding issues are their dissatisfaction with the amount of compensation offered by the landlord and their dissatisfaction with the repairs appointment system.
The resident complained about the landlord’s handling of repairs to the heating and hot water in the property.
The resident complained about the landlord’s response to repairs, following a number of leaks at the property.
The resident complained about the landlord’s response to reports of mould at the property.
The resident complained about the landlord’s handling of their management transfer request.
The resident complained about the landlord’s: Response to the loss of water supply to their property. Handling of their formal complaint.
The complaint is about the landlord’s handling of the Resident’s mutual exchange.
| 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 |