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Where Landlords Stand A Where They Stand project

What social landlords in England are like, from what the regulator and the Housing Ombudsman publish.

Independent. Not affiliated with the Regulator of Social Housing, the Housing Ombudsman Service or any landlord.

How we compare landlords

This page explains every step. The rules are in one file, config/scoring.toml, and this page is made from it. This site is in alpha, which means it is still being tested. A housing data expert has not checked the method yet.

1. Similar landlords

We compare each landlord only with landlords of the same type (councils, or housing associations) and a similar size: 1,000, 10,000, 50,000 homes are where the sizes change. Size is the number of tenants in the landlord's own tenant survey that year. A group with fewer than 15 landlords is joined to the next size down. For-profit landlords are too few to compare on their own, so they are compared with housing associations of the same size.

The groups for 2025/26:

2. Each measure

For each measure, we see how many similar landlords a landlord did better than (counting a tie as half). That gives a number from 0 to 100, where 100 is best, whether a high or a low figure is good. We only do this if at least 10 similar landlords have a figure. We use results for rented homes. We never change a published figure.

3. Three areas, and overall satisfaction

An area's score is the middle (median) of its measures' numbers. A landlord needs figures for at least half of the measures in an area. Overall satisfaction (satisfied with the landlord's service overall) is shown on its own.

4. Four bands

We only show where a landlord comes among similar landlords, in four bands: top quarter, upper middle, lower middle, bottom quarter. Each band holds about a quarter of the group. We never add the bands up into one ranking, and the regulator's grade and the Ombudsman's figures are shown beside them, never mixed in.

5. Changes since last year

An arrow shows when a landlord has moved to a different band since the year before.

6. How tenants were asked

Tenants answer differently on the phone, online and by post. Where a landlord asked mostly in a different way from most similar landlords, we say so.

What we show but do not compare

Satisfied the home is safe; First-stage complaints per 1,000 homes; Second-stage complaints per 1,000 homes; Anti-social behaviour cases per 1,000 homes; Anti-social behaviour cases involving hate incidents per 1,000 homes. Complaints and anti-social behaviour cases are counts: a high number can mean tenants find it easy to complain or report. Safety checks are shown as "all done" or the share of homes that had each check.

Where the figures come from

The Regulator of Social Housing's Tenant Satisfaction Measures, regulatory judgements and statistical returns, and the Housing Ombudsman's tables of landlords with performance reports. Every figure on a landlord's page links to its file.

Links to Where Councils Stand

Where Councils Stand, a sister site, shows what councils have decided and said in their meetings. Where it covers a council, the council's page here and the page for its area link to the council's page there. The council pages on Where Councils Stand link back here: to the council as a landlord, and to the landlords that own homes in its area.