London Borough of Waltham Forest
Council; also known as Waltham Forest Council.
Before you bid
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Rents out about 9,652 homes in England. This is the number of tenants in rented homes it counted for its 2025/26 tenant survey.
Source: [5]
The regulator's grade
C2
The Regulator of Social Housing checks how well landlords treat tenants. It gave London Borough of Waltham Forest grade C2 on 30 April 2025.
C2 means there are some weaknesses. The landlord needs to improve. Grades go from C1 (best) to C4 (worst).
Source: [1]
How it compares
We compared London Borough of Waltham Forest with 108 similar landlords: councils, 1,000 to 9,999 homes. These are tenants' answers to the 2025/26 survey and the landlord's own records.
Overall satisfaction: 61.4% of tenants were happy with the service. That puts it in the bottom quarter of similar landlords.
Repairs and homes: in the bottom quarter.
Being heard: in the bottom quarter. ↓ Down from lower middle in 2024/25.
Neighbourhood: in the upper middle.
Top quarter means it did better than at least three in four similar landlords. Bottom quarter means it did worse than at least three in four.
Source: [5]
Complaints to the Housing Ombudsman
In 2025-26, the Housing Ombudsman looked at complaints about London Borough of Waltham Forest. It made 75 findings. It found the landlord at fault in 56% of them. It ordered or recommended £13,835 in compensation. 2 of the findings were severe failings.
From October 2025 the Ombudsman looks at how complaints were handled in every case. So these figures are not comparable with earlier years.
Source: [3]
Safety checks
Not all done (as at 31 March 2026):
- Fire risk assessments: done for 99.9% of homes that needed them
- Lift safety checks: done for 98.4% of homes that needed them
Source: [5]
The figures, 2025/26
| Measure | Figure | Among similar landlords |
|---|---|---|
| Repairs and homes | ||
| Satisfied with repairs | 66.7% | bottom quarter |
| Satisfied with how long the last repair took | 66.0% | bottom quarter |
| Satisfied the home is well maintained | 65.0% | bottom quarter |
| Homes that don't meet the Decent Homes Standard | 13.1% | bottom quarter |
| Non-emergency repairs done within the landlord's target time | 83.7% | lower middle |
| Emergency repairs done within the landlord's target time | 97.3% | upper middle |
| Being heard | ||
| Satisfied the landlord listens and acts | 53.9% | bottom quarter |
| Satisfied the landlord keeps them informed | 71.1% | lower middle |
| Agree the landlord treats them fairly and with respect | 69.9% | bottom quarter |
| Satisfied with how complaints are handled | 22.0% | bottom quarter |
| First-stage complaints answered in time | 89.5% | lower middle |
| Second-stage complaints answered in time | 65.9% | lower middle |
| Neighbourhood | ||
| Satisfied communal areas are clean and well kept | 61.5% | bottom quarter |
| Satisfied the landlord helps the neighbourhood | 69.3% | top quarter |
| Satisfied with how anti-social behaviour is handled | 58.8% | upper middle |
| Shown but not compared | ||
| Satisfied the home is safe | 67.6% | |
| First-stage complaints per 1,000 homes | 65.0 | |
| Second-stage complaints per 1,000 homes | 23.0 | |
| Anti-social behaviour cases per 1,000 homes | 10.4 | |
| Anti-social behaviour cases involving hate incidents per 1,000 homes | 0.5 | |
Source: [5]
Earlier Ombudsman figures
From October 2025 the Ombudsman looks at how complaints were handled in every case. So these figures are not comparable with earlier years.
| Year | Name in the report | Findings | At fault |
|---|---|---|---|
| 2024-25 | Waltham Forest Council | 86 | 73% |
Source: [2]
Where it has homes
London Borough of Waltham Forest is a council. Its homes are in its own area.
Where these figures come from
Every figure on this page comes from one of these published files. We do not change them.
- Regulator of Social Housing, Regulatory Judgements and Enforcement Notices Table (current). The file, fetched 2026-11-06. Open Government Licence v3.0.
- Housing Ombudsman Service, Landlords with individual performance reports ( xlsx ) ( xlsx, 0.39 MB) (2024-25). The file, fetched 2026-11-06. © Housing Ombudsman Service; reuse terms being confirmed.
- Housing Ombudsman Service, Landlords performance data tables ( xlsx ) ( xlsx, 0.4 MB) (2025-26). The file, fetched 2026-11-06. © Housing Ombudsman Service; reuse terms being confirmed.
- Regulator of Social Housing, Local authority registered provider data release (2025/26). The file, fetched 2026-11-06. Open Government Licence v3.0.
- Regulator of Social Housing, Tenant Satisfaction Measures Full Dataset (2025/26). The file, fetched 2026-11-06. Open Government Licence v3.0.