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 reports of: Anti social behaviour (ASB). Noise nuisance. The Ombudsman will also consider the landlord’s handling of the resident’s related complaint.
The complaint is about the landlord’s: Handling of the resident’s reports concerning antisocial behaviour. Complaint handling.
The complaint is about the landlord's handling of reports of antisocial behaviour (ASB) about a neighbour, and its response to counter reports received about the resident. The Ombudsman has also considered the landlord’s complaint handling and record keeping.
REPORT COMPLAINT 202223139 Wandle Housing Association Limited 28 November 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 […]
This complaint is about the landlords handling of the resident’s reports of: Anti-social behaviour (ASB). The neighbour’s caravan. The neighbours CCTV. Parking issues. The associated complaint.
The complaint is about the landlord’s handling of: The resident’s request for it to replace flooring in her bathroom. The resident’s request for her bathroom to be renewed. The resident’s reports of anti-social behaviour (ASB). The resident’s transfer request. The associated complaint.
The complaint is about the landlord’s response to the resident’s concerns about: Missing belongings from her previous property following an emergency transfer and related staff conduct. Its refusal to replace a blind at her current property. Complaints handling.
The complaint is about the landlord’s response to: The resident’s reports of outstanding repairs in the property. The resident’s reports of antisocial behaviour (ASB) about her neighbour. Reports of ASB it received about the resident. The resident’s request to be rehoused. The resident’s MP about her housing circumstances. This report …
The complaint is about the landlord’s handling of: The condition of the property when it was let. The resident’s report of repairs to the ceilings as well as damp and mould.
The complaint is about the landlord’s communication in relation to the resident’s fire safety concerns within the building. The Ombudsman has also considered the landlord’s complaints handling.
The complaint is about the landlord’s handling of: The resident’s report of leaks, blockages, and drainage issues Repairs to the boiler. Damp and mould in the bathroom. The complaint.
The complaint is about the landlord’s handling of the resident's: Requests for major works information. Concerns about workmanship quality.
The complaint is about the landlord’s handling of the resident’s: Reports of noise by her neighbours and antisocial behaviour (ASB). Request to install CCTV in the communal kitchen. Request to move to another room. Associated formal complaint.
The complaint is about the landlord’s handling of: The residents reports of water ingress into the property. The associated remedial works. This Service has also considered the landlord’s complaint handling.
The complaint concerns: The resident’s allegation that his share in the property was mis-sold due to the defect. The landlord’s handling of remedial works and the resident’s temporary move into alternative accommodation. The landlord’s handling of the associated complaint.
This complaint is about the landlord’s: Response to the resident’s reports of missing window keys. Complaint handling.
The complaint is about: The landlord’s handling of the condition of the resident’s new home. The landlord's refusal to carry out work to the bathroom. The Ombudsman has also considered the landlord’s complaint handling in this case.
The complaint is about the landlord’s handling of the resident’s reports of: its subcontractor removing and disposing of her furniture and personal belongings; repairs. The Ombudsman has also considered the landlord’s: complaint handling; record keeping.
The complaint is about the landlord’s: Response to the resident’s reports about service charges, including administration, provision of services and repairs. Communication in relation to the service charge. Handling of repairs to the resident’s windows.
The complaint is about the landlord’s response to the resident’s privacy concerns and his request that it increase the height of the boundary fence.
The complaint is about the landlord’s response to the resident’s reports of damp and mould and the associated repairs.
This complaint is about the landlord’s handling of: The resident’s enquiries about her service charge. A repair to the resident’s shower. The resident’s complaint and its decision to retract an offer of extra compensation in relation to a broken vase.
The complaint is about: the condition of the property when let; the landlord’s handling of repairs after the resident moved into the property, and; the provision of information about asbestos in the property.
The complaint is about the landlord’s response to the resident’s: Request to have a full refund of surplus water charges which was billed in error. Associated complaint.
The complaint is about: The landlord’s handling of repairs to the resident’s fence. Information provided by the landlord in relation to responsibility for fence repairs. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about the landlord’s: Response to the resident’s reports of ASB and noise disturbance. Response to the resident’s concerns about an external light being connected to her electricity supply. Response to the outstanding repairs and the windows obstructing the gate when opened. Complaint handling.
The complaint is about the landlord’s handling of: The resident’s reports of damp and mould in the property. The window repair issues.
The complaint is about:
This complaint is about the landlord’s response to: The resident’s reports of a faulty central heating system within the property. The resident’s request for repairs to the shed and query regarding its ownership. The resident’s reports about the conduct of the landlord’s staff member.
The complaint is about the landlord’s response to the resident's reports of damp, mould and outstanding repairs. This report will also look at the landlord’s: Complaint handling; Record keeping.
The complaint is about the landlord’s: Handling and management of repairs to reinstate heating and hot water in the property. Response to the resident’s reports of outstanding repairs within the property. Response to the resident’s reports that the property was inaccurately advertised as a ground floor property. Provision of information …
The resident has complained: about the landlord’s response to reports of operatives entering the garden without permission. about the landlord’s response to reports of non-household rubbish left outside the property. about the landlord’s response to concerns about contact arrangements. about the landlord’s response to concerns about the property condition. that …
The complaint is about the landlord’s response to the resident’s concerns about: Communication regarding major works carried out to the block. The standard of works carried out to the roof, windows and paintworks within the major works programme. The decision to remove the rear balconies from the building and impact …
The complaint is about: The landlord’s response to the resident’s concerns about the standard to which tarmacking repairs have been completed. The landlord’s response to the resident’s service charge enquires, particularly concerning the service charges for external estate lights, playground repair/maintenance and air conditioning. The Service has also considered the …
The complaint is about the landlord’s handling of the resident’s reports of antisocial behaviour (ASB) from his neighbour.
The complaint is about the landlord’s handling of reports of leaks, damp, and mould in the property.
The complaint is about the landlord’s: Administration of the resident’s rent account and explanation for the arrears. Handling of the associated complaint.
The complaint is about the landlord’s response to the resident’s reports of leaks from the property above.
The complaint is about the landlord’s: Response to the resident’s concerns in relation to paying service charges for services not being provided or not being provided to a satisfactory level related to: CCTV monitoring and footage request; Cleaning, window cleaning and ground maintenance of the estate; Major works. Response to …
The complaint is about the landlord’s response to: The resident’s concerns that the property was unsafe/unsuitable to reside at; Outstanding repairs; A mice infestation; The resident’s concerns about his rent arrears.
The complaint is about the landlord’s responses to the resident’s: Concerns about the repairs and maintenance of the block. Concern that her email communication to the landlord was blocked. Queries concerning the service charges. The investigation also considered the landlord’s handling of the complaint.
The complaint is about the landlord’s handling of the resident’s concerns about the communal cleaning service.
The complaint is about the landlord’s: response to the resident’s request to be rehoused. handling of a leak and follow on repairs in the property. The Ombudsman has also investigated the landlord’s complaint handling.
The complaint is about the landlord's handling of repairs to a defective heating and hot water system. The Service has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of the resident’s: Reports of dirt and fleas in communal areas. Reports of antisocial behaviour (ASB) and staff conduct. Formal complaint.
The complaint is about: The landlord’s handling of planned works to refurbish the resident’s bathroom and the resident’s reports of damage. The Ombudsman has considered the landlord’s complaint handling.
The complaint is about; The landlord’s handling of a leak in the resident’s property. The landlord’s handling of the associated complaint.
The complaint is about the landlord’s: handling of repairs to the resident’s property (flooring, hot water tank and stopcock). response to the resident’s concerns about the conduct of its contractor. complaint handling.
The complaint is about the landlord’s handling of the resident’s reports of anti-social behaviour (ASB) and racial abuse. The Ombudsman has also considered the landlord’s complaint handling.
The complaint is about: The landlord’s handling of reports of damp and mould. The landlord’s handling of the resident’s request for compensation in recognition of damaged belongings.
| 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 |