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 202514498 Decision type Investigation Landlord Birmingham City Council Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 11 December 2025 Background The property is a flat. The resident […]
Decision Case ID 202330017 Decision type Investigation Landlord Haringey London Borough Council Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 25 November 2025 Background The resident lives in a house with […]
The complaint is about the landlord’s handling of the resident’s reports of antisocial behaviour (ASB)
The complaint is about the landlord’s handling of: Repairs to address the resident’s report of damp and mould in the property.
The complaint is about the landlord’s handling of repairs to flooring in the property.
The complaint is about the landlord’s response to the resident’s reports of damp and mould within the property.
The complaint is about the landlord’s handling of a leak to the resident’s property.
The complaint is about the resident’s reports of antisocial behaviour (ASB) and noise nuisance by a neighbour. We have also investigated the landlord’s complaint handling.
The complaint is about the landlord’s response to the resident’s reports of damp, mould, and various other repair issues. 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 complaint is about the landlord’s handling of reports of a leak from the roof and subsequent damp and mould.
The complaint is about the landlord’s handling of subsidence reports.
The complaint is about the landlord’s: Response to the resident’s reports of contaminated water at the property. Complaint handling.
The complaint is about the landlord’s: Handling of the resident’s reports of antisocial behaviour (ASB) at 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 multiple repairs in the property, including leaks, holes in the internal walls, a missing vent and damp and mould.
The complaint is about the landlord’s handling of the renewal of the windows and doors at the property.
The complaint is about the landlord’s handling of the resident’s reports of leaks, damp, mould, and related repairs at the property.
The complaint is about the landlord’s handling of damp in the property. The Ombudsman has decided to investigate the landlord’s complaint handling.
This complaint is about: The landlord’s handling of reports of damp and mould in the property. The landlord’s handling of repairs in the property. This investigation has also considered the landlord’s handling of the associated complaints.
This complaint is about the landlord’s response to the resident’s reports of a roofing issue, and subsequent water ingress, damp, and mould, in the property.
The complaint is about the landlord’s response to the resident’s reports of leaks into his property and anti social behaviour (ASB). The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about delays in replacing damaged and rotten windows at the resident’s property.
This complaint is about the landlord’s: Response to the resident’s reports of damp and mould. Complaint handling. The Ombudsman also considered the landlord’s record keeping.
The complaint is about the landlord’s handling of the resident’s reports of anti-social behaviour (ASB) and noise disturbance from neighbouring properties.
The complaint is about the landlord’s handling of: The resident’s reports of ongoing leaks, and subsequent damage in the property. The residents decant. The Ombudsman also investigated the landlord’s handling of the complaint.
The complaint is about the landlord’s handling of the resident’s reports that her windows needed replacing due to disrepair.
The complaint is about the landlord’s handling of: Repairs to a wet room. The resident’s complaint.
The complaint is about the landlord’s handling: of repairs to the property roof. of the resident’s complaint. We have also investigated the landlord’s knowledge and information handling.
The complaint is about the landlord’s: Handling of asbestos related repairs at the property. Handling of the resident’s request for a permanent decant, not a temporary one. Handling of the complaint. The Ombudsman has also investigated the landlord’s record keeping.
The complaint is about the landlord’s handling of: The resident’s window repairs. The complaint.
The complaint is about the landlord’s handling of the resident’s report of damp and mould.
REPORT COMPLAINT 202203494 Dartford Borough Council 18 October 2023 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. […]
The complaint is about the landlord’s handling of: The resident’s reports of water ingress into his property from the flat above. The associated complaint.
REPORT COMPLAINT 202214593 North Tyneside Council 01 September 2023 Our approach The Housing Ombudsman’s approach to investigating and determining complaints is to decide what is fair in all the circumstances of […]
The complaint is about the landlord’s response to the resident’s: request to install fencing around the boundary of her front garden. reasonable adjustment request to increase the height of the fencing around the boundary of her front garden.
The complaint is about the landlord’s: Handling of repairs at the property. Response to the resident’s reports of damp and mould at the property. Complaint handling.
The complaint is about: The landlord’s handling of the resident’s reports of damp and mould. The landlord’s handling of repairs required to the front door. The landlord’s complaint handling. The landlord’s record keeping.
The complaint is about the landlord’s handling of repairs to the resident’s bedroom window. The Ombudsman has also considered the landlord’s complaint handling.
REPORT COMPLAINT 202212441 Harlow District Council 9 August 2023 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: Handling of damp at the property. Complaint handling. The landlord’s record keeping.
The complaint is about the landlord’s handling of the resident’s concerns about staff conduct.
This complaint is about the landlord’s handling of: repairs in the resident’s bathroom, and; the associated complaint.
The complaint is about the landlord’s:
The complaint is about the landlord’s: Response to the resident’s reports of damp and mould in the bathroom caused by a reoccurring leak from the property above. Complaint handling. The Ombudsman has also considered the landlord’s record keeping.
The complaint is about the landlord’s response to the reports of a leak into the resident’s property and its handling of the associated repairs.
The complaint is about the landlord’s response to the resident’s reports of damp and mould in the property.
This complaint is about the landlord’s handling of: Repairs to the resident’s windows, the insulation of the loft and kitchen repairs. The associated complaint.
The complaint is about the landlord’s handling of repairs to the level access shower and the level of compensation offered.
REPORT COMPLAINT 202121344 Lambeth Council 11 May 2023 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 […]
The complaint is about the landlord’s: Response to reports concerning repairs to a leaking pipe and subsequent damp and mould. Record keeping. 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 |