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 response to the resident’s: Report of a leak. Report of damp, mould and condensation. Complaint and request for compensation. The Ombudsman has also assessed the landlord’s record keeping.
The complaint is about the landlord’s: Handling of a roof leak at the resident’s property. Provision of grounds maintenance which the resident pays a service charge. Response to the resident’s reports of bulk waste being left in the grounds of the property. Handling of the attendance and behaviour of contractors …
The complaint is about: The landlord’s handling of the reports that she had to pay council tax on 2 properties. The landlord’s response to the resident’s report that it had her incorrect phone number. The landlord’s handling of the resident’s reports that it had provided incorrect information. The landlord’s response …
The complaint is about the landlord’s: Handling of the resident’s request for it to remove a water butt from the property’s garden. Complaint handling.
The complaint is about the landlord’s handling of the resident’s: Reports of repairs to the communal areas of the property. Concerns about its management of the communal areas of the property. 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 in the property. Request for replastering and repairs to walls and ceilings. Reports of damage to internal door frames. Associated formal complaint.
The complaint is about the landlord’s: Handling of the resident’s concerns about the standards of grounds maintenance. Complaint handling.
The complaint is about the landlord’s handling of the resident’s reports of: Drainage issues causing flooding, gurgling noises, and smells. Damp and mould. Damage to personal possessions. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about: The landlord’s handling of reports of anti-social behaviour (ASB), including noise nuisance and threatening behaviour by a neighbour. The landlord’s handling of the resident’s management move.
The complaint is about the landlord's handling of: Repairs to the front metal gate obstructing access to and from the property. A request to install a stair banister and a wheelchair ramp. Reports of a pest infestation. A leak from the water tank, remedial works following leaks including to plasterwork …
The complaint is about the landlord’s handling of the resident’s reports of: Repairs Damp and mould The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of repeated repairs to the heating and hot water system. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of: The resident’s reports of antisocial behaviour from a neighbour. The resident’s request for a handrail to be installed for the communal staircase. The resident’s request to be moved to alternative accommodation. The Ombudsman has decided to consider the landlord’s complaint handling.
This complaint is about: The landlord’s management of patio door repairs. The landlord’s response to reports of an ongoing sewage leak.
The complaint is about the landlord’s handling of the resident’s concerns about: The conduct of a staff member handling her reports of antisocial behaviour (ASB). The conduct of a staff member handling her complaint. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of the resident’s: Reports of a leak, and the associated repairs. Request to be reimbursed for replacement carpets.
The complaint is about the landlord's response to the resident's: Reports of problems with the property including with the cavity wall insulation, the levels of formaldehyde in the air, and damp and mould. Request for a move. Associated complaint.
The complaint is about the landlord’s handling of: Pests specifically cockroaches, woodlice and psocid mites. Damp and mould in her home. The formal complaint.
This complaint is about the landlord’s response to the resident’s complaints about: Repairs to her kitchen. Repairs to her bathroom. Its online repair portal.
The complaint is about the landlord’s: Calculation of the disturbance allowance. Communication about the disturbance allowance. The associated complaint.
The complaint is about the landlord’s response to the resident’s concerns regarding: Service charges for the maintenance and upkeep of communal areas not being provided. A tree blocking light. The landlord’s complaint handling.
The complaint is about the landlord’s response to the resident about: Her repairs reports. Staff conduct.
The complaint is about: The landlord’s response to the resident’s reports of damp and mould, including her request to be decanted. The landlord’s handling of the resident’s request to be rehoused. The landlord’s handling of the resident's complaint.
The complaint is about: The accuracy of information provided to the resident about the current property when it was offered to her. The landlord's handling of the resident’s repair reports, specifically the removal of the previous tenant's personal belongings from the loft area and the damaged fence. The landlord's handling …
The complaint is about: The landlord’s handling of the resident’s reports of anti-social behaviour. The landlord’s handling of the resident’s reports of damp and mould. This Service has chosen to investigate the landlord’s handling of the resident’s complaint.
The complaint is about the landlord’s response to: The resident’s reports of antisocial behaviour (ASB), specifically noise nuisance, threats and intimidation from a neighbour. The resident’s reports of repairs to the communal area. The associated complaint.
The complaint is about: The delay in processing the resident’s housing application. The landlord’s response to the resident’s reports of a mite infestation in her property. The Ombudsman has also considered the landlords complaint handling.
This investigation is about: The landlord’s response to the resident’s complaint about one of its officers. The landlord’s complaint handling.
The complaint is about the landlord’s handling of: Reports of heating and hot water loss. Reports of gas leaks. A report of a damaged tumble drier and a boiler leak. Reports of boiling water causing burns from the shower. Reports of a water ceiling leak and damage to a neighbour’s …
The complaint is about the landlord’s: Handling of a back door replacement. Handling of the resident’s rehousing request. Complaint handling.
The complaint is about the landlord’s handling of: Repairs to the boiler. Repairs to the windows. Damp and mould. A pest issue. The Ombudsman has also investigated the landlord’s handling of the complaint and the level of compensation offered.
The complaint is about the landlord’s: Decision to charge the resident a higher rent at the property than at her previous accommodation. Handling of the resident’s reports of repairs required when she moved into the property.
The complaint is about the landlord's handling of the resident’s concerns about: The position of a fence at the bottom of her garden. The height of a fence on the left-hand boundary of her property. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of the resident’s concerns about electrical safety and damage to her cooker. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of: reports of an issue with a drain in the resident’s back garden. repairs to the resident’s front door. reports of damp and mould in the property. the associated complaint.
The complaint is about the landlord’s response to: The resident’s reports of damp and mould at the property. The associated formal complaint.
The complaint is about the landlord’s response to the resident concerning: Accessibility. A replacement key fob. The heating. Complaint handling.
The complaint is about the landlord’s handling of the resident’s reports of a leak in the property and the associated damage caused. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of: Reports of damp and mould in the property. The associated complaint.
The complaint is about the landlord’s: response to the resident’s concerns about the level of rent and the landlord’s governance structure in relation to rent; response to the resident’s reports of a roof leak and the resultant damp and mould; correspondence relating to a home improvement grant; complaints handling.
The complaint is about the landlord’s handling of reports of draughts through the floor. This Service has also investigated the landlord’s complaint handling.
This complaint is about the landlord’s response to the resident’s concerns and complaint about its handling of: Her antisocial behaviour (ASB) reports. ASB counter-allegations about her. Her complaint.
The complaint is about the landlord’s handling of:
The landlord’s response to the resident’s request for reimbursement, for damage caused to his fitted wardrobe during repair works to the property. We have also considered the landlords handling of the associated complaint.
The resident’s complaint is about the landlord’s: Handling of repairs related to damp; Response to reports of pests; Handling of the associated complaint.
The complaint is about the landlord’s handling of the resident’s reports of cracks and subsidence in his property. The Ombudsman has decided to consider: The landlord’s record keeping. The landlord’s complaint handling.
The complaint is about the landlord's handling of: Reports of antisocial behaviour (ASB). The associated complaint.
The complaint is regarding the landlord’s response to: the resident’s dissatisfaction with the duration of the landlord’s defect liability period, the resident’s reports of defects in the property.
The complaint is about the landlord’s handling of: Delays with occupational therapy assessments and adult social care. The adaptation to the kitchen doorway. The resident’s reports of a pest infestation. The resident’s reports of her property overheating. The associated complaint.
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 complaints 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 |