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 reports of antisocial behaviour (ASB) from the resident. The landlord’s handling of reports of antisocial behaviour (ASB) made against the resident. The landlord’s complaint handling.
The complaint is about the landlord’s response to: The resident’s water quality concerns at the property. The condition of the property that included reports of damp and mould. This Service has also considered the landlord’s complaint handling.
The complaint is about the landlord’s handling of the reported condition of the property and rubbish being left in the gardens following the resident’s mutual exchange.
The complaint is about the landlord’s response to the resident’s reports of repairs to the communal front door and entry system.
This complaint is about the landlord's handling of the collection of the residents rent in advance and the rent arrears. The landlord’s complaint handling has also been investigated.
The complaint is regarding the landlord’s handling of: Repair issues in the property including a leak, hole in a bedroom wall and damp and mould. A request for a rent rebate following an alleged overpayment. This investigation has also considered the landlord’s handling of the complaint.
The complaint is about: The landlord’s handling of an ongoing roof leak into the resident’s property. The landlord’s handling of the associated complaint.
The complaint is about the landlord’s: Handling of the resident’s reports of antisocial behaviour by her neighbour. Complaint handling.
The complaint is about the landlord's handling of reports of leaks, damp, mould and water damage in the property. The Ombudsman has also considered the landlord’s record keeping.
The complaint is about: The landlord’s handling of repairs following a leak. The landlord’s complaint handling.
The complaint is about the landlord’s handling of: reports of lack of hot water; the repairs to the external doors and windows; repairs to the bathroom, including the request to be compensated; complaint handling.
The complaint is about the landlord’s handling of the resident's reports of noise nuisance from his neighbour’s property.
The landlord’s handling of the resident’s request to sell her property, and; Its subsequent complaint handling.
The complaint is about: The landlord's handling of reports of issues with the boiler. The level of compensation awarded. The landlord’s complaint handling.
This complaint is about: The landlord’s management of repairs within the property including cancelled repair requests, damp remedial works, and a replacement kitchen. The landlord’s handling of reports of staff misconduct.
The complaint is about the landlord’s handling of reports of a roof leak, damp and mould and damaged belongings at the property. The landlord’s complaint handling has also been investigated.
The complaint is about: The landlord’s handling of repairs related to damp and mould reports. The landlord’s handling of repairs to an external wall and gates. The landlord’s handling of the resident’s complaint.
The 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 decorative works following damp and mould. The landlord’s handling of the resident’s housing application. The landlord’s handling of the resident’s complaint.
The complaint is about the landlord’s handling of The resident’s reports of a foul smell in the property. The associated complaint.
The landlord’s response to the resident’s reports of: Repairs to the communal areas of the site. The associated complaint.
The complaint is about the landlord’s handling of: The resident’s reports about non-residents gaining access to communal areas in the building her property is located in. The resident’s repair requests relating to a communal hallway window and the bin storage area. The resident’s enquiries about service charges claimed for cleaning …
The complaint is about the landlord’s handling of noise disturbance and antisocial behaviour (ASB).
The complaint is about the landlord’s response to a request for a refund of the credit on the rent account.
This complaint is about the landlord’s: Response to the resident’s various service charge concerns; Complaint handling.
The complaint is about the landlord’s handling of the resident’s request it: repair the heating system; resolve an intermittent humming noise from the plant room, and; increase the compensation offered. The resident also complained about the level of service provided by the landlord.
The complaint is about the landlord’s response to the resident’s: Reports of snagging issues following major structural work to the property. The related complaint. Concerns about his contribution to the cost of the works.
The complaint is about: The landlord’s response to the resident’s concerns about staff conduct; The landlord’s handling of repairs to the communal gate.
The complaint is about the landlord’s response to reports of a broken lift. As part of this investigation, this Service has decided to investigate the landlord’s complaint handling.
The complaint is about the landlord’s response to the resident’s. Request for information regarding asbestos in her property and the communal area of her building. Report of block drains and a damaged manhole cover.
The complaint is about: The landlord’s handling of the resident’s reports of damaged windows. The Ombudsman has also considered the landlord’s complaint handling.
REPORT COMPLAINT 202216910 Livv Housing Group 1 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 case. […]
The complaint is about: Pigeon proofing works at the property. The landlord’s handling of flooring works, carried out as part of major works. The landlord’s handling of the resident’s complaint.
The complaint is about: The landlord's handling of a refund to the resident’s rent account. The landlord's response to the resident’s request to be refunded for the cost of a communal door key.
The complaint is about: the landlord’s approach to a lease variation. the associated complaint.
The complaint concerns the landlord’s handling of defects and snagging issues raised by the resident. This report has also considered: The landlord’s complaints handling. The landlord’s record keeping.
The complaint is regarding the landlord’s: Handling of the resident’s reports about the condition of the property upon moving in and subsequent repairs. Complaints handling.
The complaint is about the landlord’s response to the resident’s various repair requests including: Electric socket for a fridge-freezer. Communal lighting. Leak affecting the external wall behind the toilet. Communal door. Blocked external drain affecting the kitchen. Extractor fan in the kitchen. Toilet overflow. Fence panel. The landlord’s response to …
The complaint is about the landlord's handling of: The resident’s reports of anti-social behaviour (‘ASB’); and The subsequent complaint.
The complaint is about the landlord’s: handling of repairs to living room flooring and staircase; decision not to replace the internal door architraves to the living room, bathroom and bedrooms; handling of the complaint.
The complaint is about the landlord’s response to the residents concerns regarding the safety of the cladding at her property. This service has also considered the landlord’s handling of the residents complaint.
The complaint in about the landlord’s handling of: The resident’s decant. The gas safety checks at her property. The resident’s reports of leaks, damp and mould, and the subsequent repairs. The associated complaint. The resident’s compensation payment. The Ombudsman has also investigated the landlord’s record keeping.
The complaint is regarding the landlord’s; Communication and handling of the resident’s queries regarding service charges. Complaints handling.
The complaint is about the landlord’s: Handling of major works. Complaints handling.
This complaint is about the landlord’s handling of: The resident’s reports of antisocial behaviour (ASB) and noise. The associated complaint.
The complaint is about the landlord’s handling of: The resident’s mutual exchange. Repairs to the external doors. Repairs to the rear garden wall. Repairs to the electrical socket in the basement. Repairs to the windows. The resident’s reports of dampness in the property. The resident’s concerns about the render and …
The complaint is about: The landlord's response to: Repairs to paving slabs. Electrical repairs. Reports of a leak and associated works. The landlord’s complaint handling. The Ombudsman has also investigated the landlord’s response to the resident’s request for reasonable adjustments.
The complaint is about: The landlord’s handling of the resident’s reports of a leak from a flat above. The landlord’s complaints handling.
The complaint is about the landlord’s: Handling of and response to antisocial behaviour caused by the resident’s neighbour between May 2022 and October 2022. Complaints handling.
The complaint is about the landlord’s handling of: The implementation of fire safety measures, including how it conducted a fire risk assessment (FRA). The resident’s residency check as part of a tenancy audit. The resident’s reports of a roof leak. The resident’s reports of anti social behaviour (ASB). The resident’s …
| 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 |