Peabody Trust
Housing association.
Before you bid
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Rents out about 82,017 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 Peabody Trust grade C2 on 29 April 2026.
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 Peabody Trust with 71 similar landlords: housing associations, 10,000 homes or more. These are tenants' answers to the 2025/26 survey and the landlord's own records.
Overall satisfaction: 58.7% 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.
Neighbourhood: in the lower 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 Peabody Trust. It made 690 findings. It found the landlord at fault in 56% of them. It ordered or recommended £278,357 in compensation. 18 of the findings were severe failings.
In 2025-26, the Housing Ombudsman looked at complaints about Town and Country Housing. It made 61 findings. It found the landlord at fault in 57% of them. It ordered or recommended £21,260 in compensation. 1 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):
- Gas safety checks: done for 99.0% of homes that needed them
- Fire risk assessments: done for 98.7% of homes that needed them
- Asbestos checks: done for 98.5% of homes that needed them
- Water safety (legionella) checks: done for 99.2% of homes that needed them
- Lift safety checks: done for 97.2% of homes that needed them
Source: [5]
The figures, 2025/26
| Measure | Figure | Among similar landlords |
|---|---|---|
| Repairs and homes | ||
| Satisfied with repairs | 64.1% | bottom quarter |
| Satisfied with how long the last repair took | 60.5% | bottom quarter |
| Satisfied the home is well maintained | 62.7% | bottom quarter |
| Homes that don't meet the Decent Homes Standard | 0.6% | lower middle |
| Non-emergency repairs done within the landlord's target time | 74.2% | bottom quarter |
| Emergency repairs done within the landlord's target time | 74.5% | bottom quarter |
| Being heard | ||
| Satisfied the landlord listens and acts | 51.2% | bottom quarter |
| Satisfied the landlord keeps them informed | 68.7% | bottom quarter |
| Agree the landlord treats them fairly and with respect | 67.5% | bottom quarter |
| Satisfied with how complaints are handled | 26.3% | bottom quarter |
| First-stage complaints answered in time | 41.2% | bottom quarter |
| Second-stage complaints answered in time | 33.5% | bottom quarter |
| Neighbourhood | ||
| Satisfied communal areas are clean and well kept | 64.8% | lower middle |
| Satisfied the landlord helps the neighbourhood | 61.7% | lower middle |
| Satisfied with how anti-social behaviour is handled | 55.8% | bottom quarter |
| Shown but not compared | ||
| Satisfied the home is safe | 69.8% | |
| First-stage complaints per 1,000 homes | 66.0 | |
| Second-stage complaints per 1,000 homes | 17.2 | |
| Anti-social behaviour cases per 1,000 homes | 21.8 | |
| 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 | Peabody Trust | 518 | 69% |
| 2024-25 | Town and Country Housing | 48 | 71% |
Source: [2]
Where it has homes
Homes it owns in each council area, 31 March 2026. We added up the figures for each company in the group.
- Tunbridge Wells: 5,608
- Hackney: 5,100
- Islington: 4,982
- Ealing: 4,125
- Greenwich: 4,060
- Westminster: 3,899
- Kensington and Chelsea: 3,555
- Southwark: 3,169
- Lambeth: 2,887
- Bexley: 2,671
- Brent: 2,635
- Waltham Forest: 2,358
and 85 more areas
Source: [4]
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, Private registered providers 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.