Thirteen Housing Group
Housing association.
Before you bid
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Rents out about 32,843 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
C1
The Regulator of Social Housing checks how well landlords treat tenants. It gave Thirteen Housing Group grade C1 on 26 March 2025.
C1 means the landlord is doing what the regulator expects. Grades go from C1 (best) to C4 (worst).
Source: [1]
How it compares
We compared Thirteen Housing Group 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: 79.3% of tenants were happy with the service. That puts it in the upper middle of similar landlords.
Repairs and homes: in the top quarter. ↑ Up from upper middle in 2024/25.
Being heard: in the upper middle.
Neighbourhood: in the top quarter. ↑ Up from upper middle in 2024/25.
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 Thirteen Housing Group Limited. It made 63 findings. It found the landlord at fault in 60% of them. It ordered or recommended £11,444 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):
- Gas safety checks: done for 99.9% of homes that needed them
Source: [5]
The figures, 2025/26
| Measure | Figure | Among similar landlords |
|---|---|---|
| Repairs and homes | ||
| Satisfied with repairs | 82.5% | top quarter |
| Satisfied with how long the last repair took | 79.8% | top quarter |
| Satisfied the home is well maintained | 81.6% | top quarter |
| Homes that don't meet the Decent Homes Standard | 0.0% | top quarter |
| Non-emergency repairs done within the landlord's target time | 85.5% | upper middle |
| Emergency repairs done within the landlord's target time | 97.7% | upper middle |
| Being heard | ||
| Satisfied the landlord listens and acts | 74.2% | top quarter |
| Satisfied the landlord keeps them informed | 79.0% | upper middle |
| Agree the landlord treats them fairly and with respect | 84.5% | upper middle |
| Satisfied with how complaints are handled | 43.3% | top quarter |
| First-stage complaints answered in time | 98.5% | upper middle |
| Second-stage complaints answered in time | 94.4% | lower middle |
| Neighbourhood | ||
| Satisfied communal areas are clean and well kept | 79.4% | top quarter |
| Satisfied the landlord helps the neighbourhood | 75.8% | top quarter |
| Satisfied with how anti-social behaviour is handled | 71.2% | top quarter |
| Shown but not compared | ||
| Satisfied the home is safe | 86.0% | |
| First-stage complaints per 1,000 homes | 56.8 | |
| Second-stage complaints per 1,000 homes | 6.8 | |
| Anti-social behaviour cases per 1,000 homes | 76.4 | |
| Anti-social behaviour cases involving hate incidents per 1,000 homes | 1.1 | |
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 | Thirteen Housing Group Limited | 15 | 53% |
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.
- Middlesbrough: 11,701
- Stockton-on-Tees: 10,958
- Hartlepool: 7,164
- Redcar and Cleveland: 1,075
- Kingston upon Hull, City of: 721
- North Yorkshire: 519
- County Durham: 466
- Darlington: 357
- York: 271
- Sunderland: 248
- Northumberland: 204
- Gateshead: 204
and 4 more areas
Source: [4]
Earlier names: Fabrick Housing Group, Thirteen Group Limited.
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.