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.
This complaint is about the landlord’s response to: The resident’s concerns about the frequency of lift breakdowns at his block and the time taken for repairs to be completed. The resident’s concerns about the impact the lift outages were having on him given his vulnerabilities. This complaint is also about …
The complaint is about the landlord’s handling of: Plastering repairs to the resident’s bedroom and living room. Repairs reported by the resident including repairs to the floorboards in the living room due to a woodworm infestation, repairs to the bathroom, repairs to the gutters and subsequent reports of damp and …
The complaint is about: The landlord’s handling of the rent account. The installation of solar panels and provision of certification. The landlord's handling of concerns regarding the efficiency and cost of the heating system. The landlord's handling of reports of damp and mould. The landlord's handling of the complaint.
The complaint is about the landlord’s handling of: Repairs to the patio doors and bedroom window. Repairs to the bathroom extractor fan. Repairs to the front and back doors.
The complaint is about the landlord’s handling of the resident’s reports of cooking smells entering her property from her neighbour’s property. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of a loss of hot water in the resident’s property and associated compensation. The Ombudsman has also investigated the landlord’s complaint handling.
The complaint is about: The landlord’s handling of the resident’s reports of flooding from his shower and its response to his request for compensation. The landlord’s handling of the associated complaints.
The complaint is about the landlord’s: response to reports of damage caused to the resident’s flooring following works to the property. complaint handling. The Ombudsman has also considered the landlord's record keeping.
The complaint is about the landlord’s handling of: Reports of damage to items in the resident’s property. The resident’s concerns about staff conduct.
This complaint is about the landlord’s handling of: Asbestos removal, follow on roof repair works and the replacement of a garage door. The associated complaint.
The complaint is about the landlord’s handling of repairs to a communal lift. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s: Handling of the resident's reports of anti-social behaviour (ASB) and concerns about safeguarding. Complaint handling.
The complaint is about the landlord's handling of: The sale of the shared ownership property. The resident’s complaint.
The complaint is about the landlord’s handling of the resident’s: Reports of damp and mould, and repairs. Decants and request to make the move permanent. Reports of damage caused to her possessions. Rent refund request. The Ombudsman has also considered the landlord’s handling of the formal complaints.
The complaint is about the landlord’s handling of: The resident’s reports of disrepair to her property and her concerns regarding the quality of works carried out to her property. The resident’s reports of damp and mould inside her property. The resident’s complaint about the conduct of a contractor’s operative.
The complaint is about: The conduct of a staff member. The landlord’s decision to place an unacceptable behaviour marker on the resident’s record. The landlord’s response to the resident’s reports of repairs to the property. The Ombudsman has decided to consider the landlord’s complaint handling.
The complaint is regarding the landlord’s handling of: Repairs to a broken fence panel. A reported mouse infestation and associated proofing works. Concerns over the standard of grounds maintenance. Reports of fly tipping. The resident’s complaint.
The complaint is about the landlord’s handling of: The property condition at the point of mutual exchange. Repairs reported by the resident after mutual exchange and associated delays. Water ingress and damp and mould. The associated complaint.
The complaint is about the landlord’s handling of the disposal of the resident’s personal belongings stored in a communal meter cupboard. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about: The landlord’s management of repairs at the resident’s property. The landlord’s handling of reports of damp and mould. The landlord’s handling of the resident’s request for a property transfer. The landlord’s handling of the resident’s complaint.
The complaint is about the landlord’s handling of repairs to the resident’s property. The Ombudsman has also considered the associated complaint handling.
The complaint is about the landlord’s handling of communal lift repairs. This service has also considered the landlord’s handling of the resident’s complaint.
The complaint is about the landlord’s: Response to outstanding repairs to the property. Response to communal repair and service provision issues. Communication with the resident. Complaint handling.
The complaint is about the landlord’s handling of: Repairs to the resident’s over bath shower screen. The formal complaint, including its refusal to escalate the complaint to stage 2 of its complaints process. The Ombudsman has also considered the landlord’s knowledge and information management.
The resident’s complaint is about the landlord’s handling of: The resident’s reports of anti-social behaviour (ASB). The associated complaint.
The complaint is about the landlord’s handling of the resident’s: report of repairs required to the windows and front door. reports of a rodent infestation, damp and mould. reports of anti-social behaviour (ASB) and noise nuisance. request for a management move.
The complaint is about the landlords: Delays in providing requested information for the sale of the property. Complaint handling.
The complaint is about the landlord’s handling of: Repairs to the kitchen. The resident’s decant from the property. The resident’s concerns about officer conduct. The associated complaint.
The complaint is about the landlord’s response to the resident’s repairs reports about: Leaks to gutters that led to a damp wall in the living room. Damp in the kitchen and bathroom and a bathroom extractor fan. The Ombudsman has also considered the landlord’s record-keeping.
The complaint is about the: Landlord’s handling of the resident’s request for a parking space. Landlord’s handling of the repair to the communal ceiling outside the resident’s property. Landlord’s response to the resident’s concern regarding the standard of grounds maintenance and communal repairs. The Ombudsman has also considered the landlord’s …
The complaint is about: The landlord’s response to the resident’s report of various repairs. The landlord’s response to the resident’s enquiry about upgrades to his kitchen, bathroom, and windows. The landlord’s response to the resident’s request that the landlord regularly inspect the block. The landlord’s handling of the complaint.
This complaint is about the landlord’s handling of: The resident’s queries about her service charge. The associated complaint.
The complaint is about: The landlords handling of the resident’s request for a subject to access request (SAR). The landlords response to the resident’s reports of anti social behaviour (ASB). This service has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of the resident’s reports of antisocial behaviour (ASB). The Ombudsman has also considered the landlord’s complaint handling.
This complaint is about the landlord’s handling of the resident’s: Reports of noise nuisance and anti-social behaviour (ASB). Request to be rehoused. Associated complaint.
The complaint is about the way the landlord handled the resident’s: Reports of noise nuisance and antisocial behaviour (ASB); Reports that a neighbour was running a business from their property; Tenancy breach warning ; Complaint.
The complaint is about the landlord’s handling of: a bird infestation in the resident’s property. the resident’s decant. a heating and hot water repair. The Ombudsman has also investigated the landlord’s: complaint handling. record keeping.
The complaint is about the landlord’s: Handling of reports of a rodent infestation. Response to a request for temporary housing. Complaint handling. Record keeping.
The landlord’s handling of the resident’s request to assign his tenancy via a mutual exchange.
The complaint is about the landlord’s handling of the resident’s: Concerns about the suitability of the allocated property; Reports of antisocial behaviour (ASB) and noise nuisance; Concerns about the conduct of the housing director; Concerns about the condition of the windows; Request for a move; Request for compensation, including reimbursement …
The complaint is about the landlord’s handling of reports of noise nuisance and antisocial behaviour (ASB) from a neighbouring property. The Ombudsman has also considered the landlord’s complaint handling.
The resident’s complaint is about: The landlord’s handling of a dispute over the rear garden. The landlord’s handling of issues relating to a parking space. The Ombudsman has also considered the landlord’s complaint handling.
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 compensation following a leak from the dehumidifier . The landlord’s handling of the resident’s concerns about the condition of the kitchen cupboards. The landlord’s response to the …
The complaint is about: The level of compensation offered following the landlord's handling of repairs and replacement of the resident's kitchen. The landlord's complaint handling.
The complaint is about the landlord's handling of: leaks in the property. repairs to a concrete pathway, fence, windows and external doors. the resident’s complaint.
The complaint is about the landlord’s: Handling of the registration of the lease or title to the property. Response to the resident's request to complete outstanding works. Handling of the complaint. The Ombudsman has also considered the landlord’s knowledge and information management.
The complaint is about the landlord’s: Response to the resident’s reports of anti-social behaviour (ASB). Response to reports of communal repair and maintenance issues. Actions in respect of the resident not having custody of his child. Response to the resident’s subject access request. Complaint handling.
The complaint is about the landlord's handling of the resident's: request for information about electric vehicle charging bays. reports about a communal streetlight not working. The Ombudsman has also considered the landlord’s complaint handling and record keeping.
The complaint is about the landlord's response to the resident's: reports about the conduct of a member of staff; concerns about how a member of staff responded to a medical emergency; reports of residents’ dogs in communal areas without leads. This report will also assess the landlord’s complaint handling.
The complaint is about the landlord’s: Response to the resident’s requests for information about service charges; Response to the resident’s requests for certified accounts; Response to the resident’s request for permission to complete home improvements; Complaint handling.
| 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 |