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 the resident’s: concerns about the block refurbishment project, and associated communications; concerns about his decant; reports of garage area parking issues; concerns regarding its contractor’s disclosure barring service (DBS) checks; associated complaint.
The complaint is about the landlord’s handling of the resident’s mutual exchange and the associated issues regarding the condition on the property following the exchange.
The complaint is about the landlords handling of: The residents report of damp and mould in the property. The residents report of outstanding repairs to the bathroom.
The complaint concerns the landlord’s handling of: The resident’s reporting of anti-social behaviour (ASB). The resident’s request to move by means of a mutual exchange.
The complaint is about: The landlord's handling of the resident’s reports of damp and mould. The landlord's handling of the resident’s request for a new front door. The landlord's handling of the resident’s complaint.
The complaint is about: The landlord’s response to the resident’s report that the contractor did not take adequate measures to cover and protect her flooring and belongings during the repair works. The landlord’s response to the resident’s report that her front door was left open and unattended by the contractor …
The complaint is about: The landlord’s handling of reports of noise nuisance. The associated complaint handling.
This investigation is about: The condition of the resident’s home when he started his tenancy. The landlord’s response to the resident’s complaint that its actions caused the death of his pets and the loss of frozen food.
This complaint is about the landlord’s handling of the resident’s noise nuisance reports.
The complaint is about the landlord’s response to: The resident’s concerns about staff conduct, including fraud and racism. The resident’s reports of repairs, including repairs to the heating system after it had been replaced and reports of damp and mould.
The complaint is about: The landlord’s handling of a dispute around the communal garden. The landlord’s handling of ASB reports.
This complaint is about the landlord’s handling of the resident’s queries about his rent account.
The complaint is about the landlord’s response to the resident’s reports of items being disposed of during a deep clean.
The complaint is about the landlord’s handling of: A blocked drain which resulted in sewage overspill in the garden at the resident’s property and a broken drain cover. The associated complaint.
The complaint is about the landlord’s response to the resident’s reports about responsibility for repairs.
The complaint is about the landlord’s response to a request to remove moss from the roof.
The complaint is about the landlord's handling of reports of noise nuisance in relation to the resident’s laminate flooring.
REPORT COMPLAINT 202307845 Leeds City Council 28 March 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 is […]
The complaint is about the landlord’s response to the resident about the handling of works recommended by occupational therapists.
The complaint is about: The landlord’s handling of disrepair reported by the resident. The landlord’s handing of a request to move property following the collapse of the resident’s ceiling and subsequent repairs, and her banding on the housing allocations system. The Ombudsman has also investigated the landlord’s complaint handling.
The complaint is about: The suitability of temporary accommodation offered by the landlord and its management of the resident’s homelessness application. The landlord’s handling of repairs at the property. The landlord’s management of the tenancy, including his reports of being at risk.
The complaint is about: The landlords response to the resident’s reports of repair to his property. The landlords response to the resident’s concerns of its use of the sinking fund.
The complaint is about the landlord’s: Decision to recharge the resident for repairs upon termination of his tenancy. Response to the resident's concerns about the condition of the resident’s new property when he moved in.
The complaint is about the landlord’s response to the resident’s request for replacement windows.
The complaint is about the landlord’s response to the resident’s reports of concerns about fire safety at the property.
The complaint is about the landlord’s response to the resident’s report of anti-social behaviour (ASB) in the form of noise from another property.
The complaint is about the landlord’s response to the resident’s concerns about the conduct of its contractor’s operatives.
The complaint is about the landlord’s handling of: Repairs to the resident’s property including: The removal of a wire fence from the garden. Repairs to the drainage in the garden. Repairs to the driveway and path. The resident’s reports of leaks in the wet room. The resident’s reports of damage …
The complaint is about the landlord’s response to the resident’s: Request for an investigation and review of the landlord’s letter dated 31 March 2022 in relation to his queries. Disrepair and damage to the ceiling caused by water from a flood in 2003. Queries about Insurance for water damage. Concerns …
The complaint is about the landlord’s handling of the resident’s: Request to be re-housed. concerns about staff conduct . reported repairs and the condition of the property at the time it was let to the resident. associated complaints.
The complaint is about the landlord’s response to the resident’s request to install a solid fuel heating system and a pizza oven with associated covering structure.
This complaint is about the landlord’s: Decision to seek possession of the resident’s home. Handling of a Right to Buy application. Decision to continue to charge rent while seeking possession of the property .
The complaint is about the landlord’s handling of the resident’s decision to terminate his tenancy due to concerns about antisocial behaviour (ASB) and damp and mould at the property.
This complaint is about: The landlord’s management of repairs within the property including cancelled repair requests, damp remedial works, and a replacement kitchen. The landlord’s handling of reports of staff misconduct.
The complaint is about the landlord’s handling of The resident’s reports of a foul smell in the property. The associated complaint.
The complaint is about the landlord’s response to the resident's request for a fence so he can have a guide dog.
The complaint is about the landlord’s handling of upgrade works to the resident’s kitchen.
The complaint is about the landlord's decision to use part of a communal car park as a storage and welfare area for its contractor.
The complaint is about the landlord’s handling of the resident’s: Allegations of assault by a member of staff. Reports of cracks in the property. Reports of damp and mould. Request to be rehoused.
The complaint is about the landlord’s response to the resident’s concerns about: Sounds from his toilet. Multiple staff attending a repair appointment.
This complaint is about the landlord’s: Handling of reports of noise from the resident. Response to the resident’s complaint.
The complaint is about the landlord’s response to the request for a replacement kitchen.
The complaint is about the landlord’s handling of the resident’s: reports of damp and mould in her property; associated complaint.
The complaint is about the landlord’s: Handling of repairs to the resident’s floor, and; Complaint handling.
The complaint is about the landlord’s response to the resident’s request for compensation for damage to her carpets.
The complaint is about the landlord’s handling of the resident’s: Reports of anti social behaviour (ASB). Allegations that it was trying to evict him. Complaints.
The complaint is about the landlord’s handling of the resident’s succession to his late mother’s tenancy.
The complaint is about the landlord’s handling of: repairs to address water penetration from the roof; a compensation request for rental income loss due to incomplete roof repairs, and; the complaint made.
The complaint is about the landlord’s handling of: The resident’s reports of structural issues at the property. The associated complaint.
This complaint is about the landlord’s decision not to renew the resident’s kitchen and bathroom.
| 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 |