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 202406659 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 22 June 2026 Background The resident and her daughter moved into the property in January 2023. The […]
Decision Case ID 202347358 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Secure Tenancy Date 22 May 2026 Background The property is a flat in a block. The resident said he […]
Decision Case ID 202324109 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 30 April 2026 Background In July 2023, the resident reported that the landlord had not repaired […]
Decision Case ID 202337488 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Shared Ownership Date 30 April 2026 Background The resident lives on a mixed tenure estate which has access to […]
Decision Case ID 202345521 Decision type Investigation Landlord Watford Community Housing Trust Landlord type Housing Association Occupancy Assured Tenancy Date 30 April 2026 Background After the resident moved into the property, several repairs were […]
Decision ID 202339459 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 28 April 2026 Background The resident told the landlord that her central heating system did not heat […]
Decision Case ID 202405973 Decision type Investigation Landlord London & Quadrant Housing Trust Landlord type Housing Association Occupancy Leaseholder Date 15 April 2026 Background There was a leak into the communal area of the […]
Decision Case ID 202336647 Decision type Investigation Landlord London & Quadrant Housing Trust Landlord type Housing Association Occupancy Secure Tenancy Date 11 March 2026 Background In September 2023, the resident reported a bathroom leak […]
Decision Case ID 202346846 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 5 March 2026 Background The resident lives in a one-bathroom property with his pregnant partner […]
Decision Case ID 202334349 Decision type Investigation Landlord London & Quadrant Housing Trust Landlord type Housing Association Occupancy Assured Tenancy Date 20 February 2026 Background At the time of his complaint, the resident lived in […]
Decision Case ID 202409207 Decision type Investigation Landlord London & Quadrant Housing Trust Landlord type Housing Association Occupancy Assured Tenancy Date 13 February 2026 Background The resident lives in a flat. The resident reported […]
Decision Case ID 202403156 Decision type Investigation Landlord London & Quadrant Housing Trust Landlord type Housing Association Occupancy Assured Tenancy Date 12 February 2026 Background Between May 2022 and November 2022, the resident reported […]
Decision Case ID 202407614 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Shared Ownership Date 12 February 2026 Background On 11 April 2024 the landlord told the resident about new rent […]
Decision Case ID 202420928 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 03 February 2026 Background The resident has health vulnerabilities which affect her lungs. She reported ongoing […]
Decision Case ID 202451255 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 30 January 2026 Background The property is a 2-bedroom bungalow. The resident has fibromyalgia and an […]
Decision Case ID 202507436 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 30 January 2026 Background The resident asked the landlord to replace her bathroom suite given her ongoing […]
Decision Case ID 202439814 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 8 January 2026 Background The resident has occupied the property since December 2007 with her 2 […]
Decision Case ID 202506211 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 7 January 2026 Background The resident moved in to the property in November 2023 and she […]
Decision Case ID 202318374 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 22 December 2025 Background The resident has reported recurring leaks affecting the bathroom and kitchen in […]
Decision Case ID 202320040 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Leaseholder Date 27 November 2025 Background The landlord uses an External Managing Agent (EMA) to provide services. The resident complained […]
Decision Case ID 202400765 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 27 November 2025 Background The resident lives with his wife and child. The landlord said it had […]
Decision Case ID 202325539 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Shorthold Tenancy Date 26 November 2025 Background The resident lives in a flat with her adult son and daughter. […]
Decision Case ID 202332699 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Leaseholder Date 25 November 2025 Background The resident is a shared ownership leaseholder of a flat. The resident reported […]
Decision Case ID 202333027 Decision type Investigation Landlord London & Quadrant Housing Trust Landlord type Housing Association Occupancy Assured Shorthold Tenancy Date 19 November 2025 Background The resident was permanently rehoused in September 2025. The […]
Decision Case ID 202427051 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Leaseholder Date 19 November 2025 Background The property is a 1-bed flat. The resident experienced a leak into the property […]
Decision Case ID 202427718 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Leaseholder Date 30 October 2025 Background The resident occupies a 2-bedroom flat under a shared ownership lease. The resident […]
Decision Case ID 202453272 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Tenancy Date 29 October 2025 Background The resident reports having mobility and mental health issues. The property had […]
Decision Case ID 202445695 Decision type Investigation Landlord London & Quadrant Housing Trust Landlord type Housing Association Occupancy Assured Tenancy Date 28 October 2025 Background The resident lives with her young son in a 2-bedroom […]
Decision Case ID 202333178 Decision type Investigation Landlord London & Quadrant Housing Trust Landlord type Housing Association Occupancy Leaseholder Date 27 October 2025 Background The resident has been a leaseholder of a 3rd floor […]
Decision Case ID 202315741 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Leaseholder Date 15 October 2025 Background The resident lives in a 1-bedroom flat in a block. She reported a […]
This complaint is about the landlord’s handling of repairs related to replastering and a leak from the toilet. We have also investigated the landlord’s complaint handling.
This complaint is about the landlord’s handling of repairs to the extractor fan and its response to the resident’s additional concerns. We have also investigated the landlord’s complaint handling.
The complaint is about the landlord’s response to reports about repair issues at the property.
The complaint is about the landlord’s handling of the resident’s: Request for a new bathroom. Complaint.
The complaint is about the landlord’s response to a break-in at the resident’s property.
The complaint is about the landlord’s handling of: The resident’s tenancy agreement which included issues with: Adherence to a judge’s order. Loss of paperwork. Issuing a new tenancy agreement. Repairs to the: Front door. Heating. Intercom. Bathroom. Windows. Reports of Antisocial Behaviour (ASB). The associated formal complaint.
The complaint is about the landlord's handling of reports of damp and mould.
The complaint is about the landlord’s handling of the resident’s reports of leaks, bathroom repairs, damp, and mould at the property. We have also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of: The resident’s report of a leak and the damage caused to her flooring, resulting in damp and mould. The associated complaint.
The complaint is about:
The complaint is about the landlord’s handling of: Gas repair work required at the property. The resident’s associated complaint.
The complaint is about the landlord’s handling of a leak into the resident’s property from a neighbouring property.
The complaint is about the landlord’s handling of the resident’s reports of repairs to the communal entrance door.
The resident’s complaint is about the landlord’s: Increases in service charges, including for property insurance. Estate management. Complaint handling.
The complaint is about the landlord’s handling of the resident’s reports of repairs being needed to a communal door, which has led to antisocial behaviour (ASB) and trespassing. We have also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of: The resident’s request for window replacements. The resident’s complaint.
The complaint is about the landlord’s handling of the resident’s application to be moved to alternative accommodation. The landlord’s handling of the complaint has also been considered.
The complaint is about the landlord’s handling of the resident’s: Concerns about the communal lighting. Associated complaint.
The complaint is about the landlord’s handling of the resident’s: Reports of outstanding repairs to the bedroom. Associated complaint.
The complaint is about the landlord’s response to the resident’s concerns about the heat supply charges for the property. This investigation has also considered the landlord’s handling of the associated formal 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 |