Check your landlordHousing Ombudsman decisions, made searchable
Has the Ombudsman ruled against your landlord?
Type the name of your housing association or council. See every published ruling, what went wrong, and what the landlord was ordered to do.
Start typing at least 2 letters. Use the name on your tenancy agreement or rent statement.
The national picture
“Found against the landlord” means the Ombudsman’s overall outcome was severe maladministration, maladministration or partial maladministration. What these words mean.
You looked at
Most rulings found against the landlord
See all landlordsWhat is the Housing Ombudsman?
The Housing Ombudsman is a free, independent service for social housing tenants and leaseholders in England. If you’ve complained to your housing association or council and you’re still unhappy, it can look at what happened and decide whether your landlord treated you fairly. It can order an apology, repairs or compensation, and it publishes its decisions.
Since 13 October 2026 the Ombudsman’s online complaint form, web chat and case portal have been unavailable after an IT security incident.
League tables
Landlords with 10 or more published rulings
Sort by any column. Tap a landlord to see its rulings. Large landlords have more tenants, so they tend to have more rulings; the percentage column is a fairer comparison.
Landlord table
Guide
What the words mean
The Ombudsman uses formal terms. Here is what each one means in plain English, with a link to the Ombudsman’s own wording.
Outcomes
Each published ruling has one overall outcome. Found against the landlord on this site means the outcome was severe maladministration, maladministration or partial maladministration. Source: guidance on decisions ↗ and what findings it can make ↗
What the complaint was about
These are the Ombudsman’s category tags. A ruling can have more than one. Source: Annual Complaints Review 2025-26 ↗
What the landlord can be ordered to do
A ruling can contain several orders.
How much compensation?
The Ombudsman’s guideline bands (February 2026). They are guidelines, not fixed limits.
- Apology onlyMinimal impact on the resident.
- Up to £100Some impact, put right fairly quickly.
- Up to £600A larger impact.
- £600 or moreSignificant impact.
- £1,000 or moreSevere, long-term impact.
Other terms
How to complain
Three steps to the Ombudsman
You must give your landlord the chance to put things right first. Keep copies of everything: letters, emails, photos, and dates you reported the problem.
Since 13 October 2026 the Ombudsman’s online complaint form, web chat and case portal have been unavailable after an IT security incident. To make a new complaint, email or phone.
Complain to your landlord (stage 1)
Write to your landlord and say it is a formal complaint. Under the Complaint Handling Code, which landlords must follow by law since 1 April 2024, it must acknowledge your complaint within 5 working days and reply within 10 working days of acknowledging it. It can take up to 10 more working days if it tells you why.
Ask for stage 2 if you’re still unhappy
Tell your landlord you want your complaint escalated to stage 2. It must acknowledge within 5 working days and reply within 20 working days. It can take up to 20 more working days if it tells you why.
Go to the Housing Ombudsman
Do this normally within 12 months of your landlord’s final response. You can also go to the Ombudsman if your landlord does not respond. You do not need an MP or councillor to refer you; that rule ended on 1 October 2022.
Phone0300 111 3000Emailinfo@housing-ombudsman.org.uk
Damp and mould: Awaab’s Law
Since 27 October 2025 social landlords must act on damp and mould within fixed times.
- Emergency hazards: investigate and make safe within 24 hours.
- Significant hazards: investigate within 10 working days, send you a written summary within 3 working days of investigating, and start safety work within 5 working days.
- From 30 November 2026 the rules cover more types of hazard.
Before you write
Search for your landlord on this site. If the Ombudsman has found against it for the same kind of problem, you can mention the case ID in your complaint.
Methods
Where the figures come from
Source
Every figure comes from the Housing Ombudsman’s published decisions archive at housing-ombudsman.org.uk/decisions ↗. We collected published decisions on . They are dated from to . Every ruling on this site links to the original on the Ombudsman’s website.
How we count
- One ruling, one outcome. Each published decision carries one overall outcome tag in the Ombudsman’s archive. We count that tag.
- Found against the landlord means the overall outcome was severe maladministration, maladministration or partial maladministration. The percentage is out of all published rulings for that landlord, including ones outside the Ombudsman’s jurisdiction.
- Categories and orders are tags. One ruling can have several, so they add up to more than the number of rulings.
- Dates: we show the decision date listed in the Ombudsman’s decisions archive. Our ruling-by-ruling check also reads the date printed on each ruling. In an independent sample of 49 rulings, 3 printed dates differed from the archive date by 1 to 4 days. When the full check completes we will show the date printed on each ruling. Rulings with no date at all are left out of the year charts.
- Name variants. We group published name variants of the same landlord, for example “Lambeth Council” and “London Borough of Lambeth”, or the Stonewater group companies. We do not merge organisations that merged later (for example Network Homes and Sovereign, or Optivo and Southern Housing Group are kept as published), so search for the former name too.
- Landlord names appear exactly as the Ombudsman publishes them.
Why our figures differ from the Ombudsman’s
- A single decision can contain several findings, for example maladministration on repairs and no maladministration on complaint handling. The Ombudsman’s own “maladministration rate” counts findings. Ours counts decisions. So our percentages will not match the Ombudsman’s landlord reports exactly.
- Only published decisions are included. Publication started in December 2020, decisions usually appear about three months after they are made, and some are not published.
- Damp and mould is not a separate tag. The Ombudsman files it under “Responsive repairs/activity”, which we label “Repairs (includes damp and mould)”. In 2025-26 damp and mould made up 34% of the repairs complaints the Ombudsman investigated.
- The landlord type tag only exists on decisions from November 2021.
- When landlords merge or change name, older rulings stay under the old name. For example, Bromford and Flagship, or LiveWest and the associations that joined it. L&Q appears as London & Quadrant. Search for each name.
How we checked this
We checked the rulings against the Ombudsman’s archive in three independent ways, and re-checked the figures we added from other sources.
Size and complaint rates
Profiles show two other official sources where they exist. The Ombudsman’s 2025-26 landlord reports (1 April 2025 to 31 March 2026) count findings, and homes owned or managed under its jurisdiction, including leasehold. The Regulator of Social Housing’s Tenant Satisfaction Measures 2024/25 (year to 31 March 2025) count social homes owned and complaints per 1,000 homes. The Ombudsman only reports on landlords with 5 or more findings in the year. Sector medians come from the Regulator’s headline report ↗.
Links and checks
- About 60 rulings sit at web addresses the Ombudsman labels “__trashed”. The links work today but may change if the Ombudsman tidies its website.
- An independent check on 16 October 2026 matched our totals for every outcome, and for 10 landlords, against the Ombudsman’s own archive search.
The Ombudsman’s own figures, 2025-26
For context, as published by the Ombudsman: 8,783 determinations; a 62% maladministration rate (counted by finding, not by decision); £4.8m compensation ordered; 1,670 member landlords; just over 5 million households. Source ↗
Spotted a mistake?
Email corrections@nomug.ai. Include the landlord, the case ID and the link to the ruling, and say what looks wrong. Landlords are welcome to write too. We check against the Ombudsman’s original and correct the data.