Check your landlordLandlord
Waltham Forest Council
Also published by the Ombudsman as: London Borough of Waltham Forest
Name shown exactly as the Ombudsman publishes it. If this landlord has merged or changed its name, older rulings may be listed under a former name.
Key figures
- Rulings published
- 97
- January 2021 to June 2026
- Maladministration found
- 66%
- 64 of 97 rulings: severe maladministration, maladministration or partial maladministration
- Severe maladministration
- 0
- rulings with this overall outcome. The Ombudsman’s 2025-26 report counts 2 severe maladministration findings (it counts findings, not rulings).
All landlords: maladministration found in 73% of rulings (13,428 of 18,334).
Open the full interactive viewSee, filter and share all 97 rulings.
What the Ombudsman decided
| Outcome | Rulings | Share |
|---|---|---|
| Maladministration | 34 | 35% |
| Partial maladministration | 30 | 31% |
| Reasonable redress | 10 | 10% |
| No maladministration | 18 | 19% |
| Outside jurisdiction | 5 | 5% |
“Maladministration found” on this site means the first three outcomes: severe maladministration, maladministration or partial maladministration. What these words mean.
Orders or recommendations
Number of rulings with each tag. The Ombudsman’s archive uses one tag for both orders and recommendations, and one ruling can have several. Where the outcome was reasonable redress or no maladministration, they are recommendations.
| Tag | Rulings |
|---|---|
| Compensation | 72 |
| Apology | 40 |
| Take Specific Action (non-repair) | 37 |
| Repairs | 21 |
| Case Review | 11 |
| Other | 11 |
| Staff Training | 11 |
| Policy Review | 10 |
| Process Change | 2 |
What the complaints were about
| Category | Rulings | Maladministration found | Bar chart |
|---|---|---|---|
| Managing Relations | 52 | 45 | |
| Repairs (includes damp and mould) | 48 | 34 | |
| ASB/ | 12 | 8 | |
| Estate Management | 7 | 3 | |
| Financial | 7 | 5 | |
| Health and Safety (inc. building safety) | 4 | 2 | |
| Moving/ | 4 | 4 | |
| Information and data management | 3 | 3 | |
| Occupancy Rights | 3 | 3 | |
| Planned Works | 1 | 1 |
A ruling can have more than one category tag. 16 rulings have no category tag in the Ombudsman’s archive.
Rulings by year
| Year | Rulings | Maladministration found | Bar chart |
|---|---|---|---|
| 2021 | 16 | 7 | |
| 2022 | 9 | 2 | |
| 2023 | 11 | 7 | |
| 2024 | 23 | 20 | |
| 2025 | 26 | 19 | |
| 2026 | 12 | 9 |
Calendar years, by the date printed on each ruling.
Size and complaint rates
Why the home counts differ: the Ombudsman counts homes owned or managed under its jurisdiction, including leasehold homes. The Regulator counts social homes owned.
Housing Ombudsman, 2025-26
Figures from the Ombudsman’s 2025-26 report on this landlord.
1 April 2025 to 31 March 2026. Counted by finding, not by ruling.
12,765 homes owned or managed under the Ombudsman’s jurisdiction, 31 March 2026
These per-1,000 figures are the Ombudsman’s own, for 2025-26. “Cases” counts all the cases the Ombudsman dealt with about this landlord, not only the determinations below.
- Determinations (cases decided)
- 31
- Findings
- 81
- Maladministration findings
- 42
- Maladministration rate (share of findings)
- 56%
- Severe maladministration findings
- 2
- Compensation ordered
- £13,835
Name in the Ombudsman’s report: London Borough of Waltham Forest.
Regulator of Social Housing, 2024/25
Tenant Satisfaction Measures, year to 31 March 2025.
10,198 homes owned social rent and shared ownership, 31 March 2025
- Stage 1 answered on time
- 88.7%
- Stage 2 answered on time
- 41.2%
“On time” means within the Complaint Handling Code timescales. Medians from the Regulator’s 2024/25 headline report. Contains public sector information licensed under the Open Government Licence v3.0.
Name in the Regulator’s data: London Borough of Waltham Forest.
The landlord’s own satisfaction results page (may now show 2025/26 figures)
Latest rulings
See and filter all 97The 10 most recent of 97 published rulings. Each links to the full ruling on the Ombudsman’s website.
- 16 June 2026Case 202413055 · Secure TenancyPartial maladministration
What the complaint was about (from the ruling) “The complaint is about the landlord’s handling of the resident’s concerns about staff conduct. We have also considered the landlord’s complaint handling.”
Orders or recommendations: Apology, Compensation
- 21 May 2026Case 202338570 · Secure TenancyPartial maladministration
What the complaint was about (from the ruling) “The landlord’s handling of the resident’s: rent account complaint”
Orders or recommendations: Apology, Compensation, Repairs, Take Specific Action (non-repair)
- 31 March 2026Case 202337946 · Secure TenancyMaladministration
What the complaint was about (from the ruling) “The complaint is about the landlord’s response to the resident’s reports of: ASB. The associated complaint.”
Orders or recommendations: Apology, Compensation, Take Specific Action (non-repair)
- 27 March 2026Case 202414674 · Secure TenancyReasonable redress
What the complaint was about (from the ruling) “The landlord’s handling of the repair of a door entry system.”
Recommendations: Compensation
- 23 March 2026Case 202307397 · Secure TenancyMaladministration
What the complaint was about (from the ruling) “The complaint is about the landlord’s: Response to the resident’s reports of ASB. Handling of the associated complaint.”
Orders or recommendations: Apology, Compensation, Other
- 19 March 2026Case 202402268 · Secure TenancyPartial maladministration
What the complaint was about (from the ruling) “The complaint is about the landlord’s handling of the resident’s: Reports of noise by a neighbour. Associated complaint.”
Orders or recommendations: Apology, Compensation, Take Specific Action (non-repair)
- 13 March 2026Case 202515475 · Secure TenancyPartial maladministration
What the complaint was about (from the ruling) “The landlord’s response to: The resident’s reports of a waste leak from the flat above causing damp and mould. The resident’s reports of a pest infestation and her concerns about the use of pesticides. The associated complaint.”
Orders or recommendations: Apology, Compensation, Repairs, Take Specific Action (non-repair)
- 26 February 2026Case 202525669 · Secure TenancyMaladministration
What the complaint was about (from the ruling) “The complaint is about the landlord’s handling of: The resident’s concerns regarding the condition of the windows. The resident’s complaint.”
Orders or recommendations: Apology, Compensation, Other, Repairs
- 24 February 2026Case 202312763 · LeaseholderReasonable redress
What the complaint was about (from the ruling) “The complaint is about how the landlord handled external repairs at the property. We have also considered the landlord’s complaint handling.”
Recommendations: Compensation
- 27 January 2026Case 202515515 · Secure TenancyOutside jurisdiction
What the complaint was about (from the ruling) “The complaint is about the landlord’s handling of the resident’s reports of damp and mould.”
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