Tenant Satisfaction Measures 2025/26: results for every social landlord in England

Name: Tenant Satisfaction Measures 2025/26: results for every social landlord in England
Creator: Regulator of Social Housing
License: https://www.nationalarchives.gov.uk/doc/open-government-licence/version/3/

The Regulator of Social Housing's published TSM results for 356 housing associations and councils. Find any landlord below to see its results against the median, or open the TSM Tracker to compare it with its peers.

Open the TSM Tracker →Find a landlord

Highest overall satisfaction, 2025/26

TP01, tenants in rented homes.

Housing associations

1Pickering and Ferens Homes95.1%
2Durham Aged Mineworkers' Homes Association92.7%
3Sustain (UK) Ltd92.0%
4Housing 2191.6%
5Cross Keys Homes Limited91.0%
6Inclusion Housing Community Interest Company91.0%
7Framework Housing Association90.3%
8Livin Housing Limited90.3%
9Warrington Housing Association Limited89.7%
10Broadacres Housing Association Limited89.4%

Councils

1Oldham Metropolitan Borough Council89.0%
2Stockport Metropolitan Borough Council88.0%
3Bolsover District Council87.1%
4North East Derbyshire District Council86.9%
5Rugby Borough Council84.9%
6Derby City Council84.8%
7Hinckley and Bosworth Borough Council84.4%
8Shropshire Council84.1%
9Portsmouth City Council83.9%
10North Warwickshire Borough Council83.7%

Sector medians, 2025/26

The middle result on each tenant perception measure, tenants in rented homes.

Measure	Housing associations	Councils	All landlords
TP01Overall satisfaction	76.9%	70.6%	74.2%
TP02Satisfaction with repairs	77.7%	74.4%	76.0%
TP03Time taken for repairs	74.1%	71.3%	73.0%
TP04Well-maintained home	77.1%	71.4%	74.3%
TP05Safe home	82.0%	76.8%	79.3%
TP06Listens and acts	69.2%	60.2%	63.9%
TP07Keeps tenants informed	77.4%	71.4%	73.6%
TP08Fair and respectful	82.3%	77.0%	79.4%
TP09Complaints handling	41.8%	32.3%	37.4%
TP10Communal areas	71.6%	66.2%	69.5%
TP11Neighbourhood contribution	70.0%	64.2%	66.7%
TP12Anti-social behaviour	64.0%	57.6%	60.8%

Every landlord

Find a landlord

Landlord	Type	Region	Overall satisfaction
A2Dominion Housing Group Limited	Housing association	South	59.7%
Abri Group Limited	Housing association	South	74.0%
Accent Group Limited	Housing association	Mixed	68.6%
Acis Group Limited	Housing association	Midlands	83.1%
Adur District Council	Council	South	62.9%
Advance Housing and Support Limited	Housing association	Mixed	79.1%
Amplius Living	Housing association	Midlands	65.1%
Anchor Hanover Group	Housing association	Mixed	84.0%
Arawak Walton Housing Association Limited	Housing association	North	87.0%
Arches Housing Limited	Housing association	North	82.6%
Arun District Council	Council	South	65.9%
Ashfield District Council	Council	Midlands	79.7%
Ashford Borough Council	Council	South	55.8%
Aspire Housing Limited	Housing association	Midlands	86.6%
Aster Group Limited	Housing association	South	79.9%
B3 Living Limited	Housing association	South	82.7%
Babergh District Council	Council	South	69.9%
Barnsley Metropolitan Borough Council	Council	North	77.0%
Basildon Borough Council	Council	South	51.8%
Bassetlaw District Council	Council	Midlands	74.3%
Be One Homes	Housing association	North	73.0%
Believe Housing Limited	Housing association	North	81.8%
Bernicia Group	Housing association	North	80.8%
Beyond Housing Limited	Housing association	North	71.3%
Birmingham City Council	Council	Midlands	58.1%
Black Country Housing Group Limited	Housing association	Midlands	83.4%
Blackpool Borough Council	Council	North	80.7%
Bolsover District Council	Council	Midlands	87.1%
Bournemouth Churches Housing Association Limited	Housing association	South	78.8%
Bournemouth, Christchurch and Poole Council	Council	South	79.6%
Bournville Village Trust	Housing association	Midlands	82.8%
bpha Limited	Housing association	South	73.3%
Brentwood Borough Council	Council	South	60.6%
Brighter Places	Housing association	South	65.6%
Brighton and Hove City Council	Council	South	71.0%
Bristol City Council	Council	South	64.7%
Broadacres Housing Association Limited	Housing association	North	89.4%
Broadland Housing Association Limited	Housing association	South	64.6%
Bromford Flagship LiveWest Limited	Housing association	South	83.7%
Bromsgrove District Housing Trust Limited	Housing association	Midlands	78.4%
Broxtowe Borough Council	Council	Midlands	68.2%
Brunelcare	Housing association	South	88.8%
Bury Metropolitan Borough Council	Council	North	73.9%
Calico Homes Limited	Housing association	North	74.1%
Cambridge City Council	Council	South	68.8%
Cannock Chase District Council	Council	Midlands	79.4%
Canterbury City Council	Council	South	70.4%
Castle Point Borough Council	Council	South	58.3%
Castles & Coasts Housing Association Limited	Housing association	North	81.3%
Central Bedfordshire Council	Council	South	66.1%
Charnwood Borough Council	Council	Midlands	69.8%
Cheltenham Borough Council	Council	South	81.5%
Cheshire Peaks & Plains Housing Trust Limited	Housing association	North	70.1%
Cheshire West and Chester Council	Council	North	62.8%
Chesterfield Borough Council	Council	Midlands	72.4%
Christian Action (Enfield) Housing Association Limited	Housing association	London	64.0%
Citizen Housing Group Limited	Housing association	Midlands	69.1%
City of Doncaster Council	Council	North	80.5%
City of Lincoln Council	Council	Midlands	75.8%
City of London Corporation	Council	London	65.0%
City of Westminster Council	Council	London	64.6%
City of Wolverhampton Council	Council	Midlands	67.6%
City of York Council	Council	North	68.6%
Clarion Housing Group Limited	Housing association	Mixed	65.8%
Coastline Housing Limited	Housing association	South	84.9%
Cobalt Housing Limited	Housing association	North	72.9%
Colchester City Council	Council	South	78.1%
Community Gateway Association Limited	Housing association	North	88.4%
Connect Housing Association Limited	Housing association	North	81.0%
Connexus Homes Limited	Housing association	Midlands	74.7%
Cornerstone Housing Limited	Housing association	South	88.6%
Cornwall Council	Council	South	68.0%
Cottsway Housing Association Limited	Housing association	South	88.2%
Crawley Borough Council	Council	South	76.8%
Cross Keys Homes Limited	Housing association	South	91.0%
Croydon Churches Housing Association Limited	Housing association	London	71.1%
Curo Group (Albion) Limited	Housing association	South	70.2%
Dacorum Borough Council	Council	South	61.9%
Darlington Borough Council	Council	North	77.3%
Dartford Borough Council	Council	South	73.2%
Delta Housing Limited	Housing association	South	75.0%
Derby City Council	Council	Midlands	84.8%
Dover District Council	Council	South	77.4%
Dudley Metropolitan Borough Council	Council	Midlands	69.9%
Durham Aged Mineworkers' Homes Association	Housing association	North	92.7%
East Devon District Council	Council	South	59.9%
East End Homes Limited	Housing association	London	50.6%
East Midlands Housing Group Limited	Housing association	Midlands	73.1%
East Riding Of Yorkshire Council	Council	North	81.8%
East Suffolk Council	Council	South	76.1%
Eastbourne Borough Council	Council	South	71.2%
Eastlight Community Homes Limited	Housing association	South	75.5%
Eden Housing Association Limited	Housing association	North	87.7%
Empowering People Inspiring Communities Limited	Housing association	Midlands	82.9%
English Rural Housing Association Limited	Housing association	South	78.2%
Epping Forest District Council	Council	South	75.2%
Estuary Housing Association Limited	Housing association	South	68.0% (2024/25)
Exeter City Council	Council	South	74.3%
Fairhive Homes Limited	Housing association	South	88.2%
Fareham Borough Council	Council	South	81.4%
First Choice Homes Oldham Limited	Housing association	North	76.8%
First Garden Cities Homes Limited	Housing association	South	75.6%
Flagship Housing Limited	Housing association	South	75.6% (2024/25)
Folkestone and Hythe District Council	Council	South	76.4%
ForHousing Limited	Housing association	North	71.7%
Framework Housing Association	Housing association	Midlands	90.3%
Freebridge Community Housing Limited	Housing association	South	69.8%
Futures Housing Group Limited	Housing association	Midlands	80.4%
Gateshead Metropolitan Borough Council	Council	North	66.0%
Gateway Housing Association Limited	Housing association	London	69.9%
Gentoo Group Limited	Housing association	North	77.9%
Gloucester City Homes Limited	Housing association	South	74.8%
Golden Lane Housing Limited	Housing association	Mixed	80.2%
Golding Homes Limited	Housing association	South	74.2%
Gosport Borough Council	Council	South	77.9%
Grainger Trust Limited	Housing association		-
Gravesham Borough Council	Council	South	75.8%
Great Places Housing Group Limited	Housing association	North	78.4%
Great Yarmouth Borough Council	Council	South	75.0%
Greatwell Homes Limited	Housing association	Midlands	77.9%
GreenSquareAccord Limited	Housing association	Mixed	66.7%
Guildford Borough Council	Council	South	67.5%
Habinteg Housing Association Limited	Housing association	Mixed	70.6%
Halton Housing	Housing association	North	79.2%
Haringey London Borough Council	Council	London	46.3%
Harlow District Council	Council	South	64.5%
Hastoe Housing Association Limited	Housing association	Mixed	65.8%
Havebury Homes	Housing association	South	84.2%
Heart of Medway Housing Association Limited	Housing association	South	-
Hexagon Housing Association Limited	Housing association	London	53.5%
Heylo Housing Registered Provider Limited	Housing association	Mixed	69.9%
High Peak Borough Council	Council	Midlands	77.1%
Hightown Housing Association Limited	Housing association	South	75.1%
Hilldale Housing Association Limited	Housing association	Mixed	73.7%
Hinckley and Bosworth Borough Council	Council	Midlands	84.4%
Home Group Limited	Housing association	Mixed	72.9%
Honeycomb Group Limited	Housing association	Midlands	68.0%
Housing 21	Housing association	Mixed	91.6%
Housing Solutions	Housing association	South	89.0%
Hundred Houses Society Limited	Housing association	South	84.8%
Hyde Housing Association Limited	Housing association	Mixed	65.5%
Inclusion Housing Community Interest Company	Housing association	Mixed	91.0%
Incommunities Limited	Housing association	North	72.1%
Ipswich Borough Council	Council	South	75.3%
Irwell Valley Housing Association Limited	Housing association	North	70.9%
Islington and Shoreditch Housing Association Limited	Housing association	London	57.2%
Jigsaw Homes Group Limited	Housing association	North	72.8%
Joseph Rowntree Housing Trust	Housing association	North	84.4%
Karbon Homes Limited	Housing association	North	84.9%
Karibu Community Homes Limited	Housing association	London	53.0%
Kingston upon Hull City Council	Council	North	69.4%
Kirklees Metropolitan Borough Council	Council	North	66.9%
Lancaster City Council	Council	North	76.1%
Leeds City Council	Council	North	70.3%
Leeds Federated Housing Association Limited	Housing association	North	80.9%
Legal & General Affordable Homes (AR) LLP	Housing association	Mixed	67.5%
Legal & General Affordable Homes Limited	Housing association	Mixed	66.4%
Leicester City Council	Council	Midlands	61.9%
Lewes District Council	Council	South	65.2%
Lifestone Homes Limited	Housing association	South	77.4%
Lincolnshire Housing Partnership Limited	Housing association	North	80.2%
LiveWest Homes Limited	Housing association	South	85.6%
Livin Housing Limited	Housing association	North	90.3%
Livv Housing Group	Housing association	North	70.3%
Local Space	Housing association	London	75.9%
London & Quadrant Housing Trust	Housing association	London	57.1%
London Borough of Barking and Dagenham	Council	London	62.1%
London Borough of Barnet	Council	London	61.2%
London Borough of Brent	Council	London	51.6%
London Borough of Camden Council	Council	London	69.3%
London Borough of Croydon	Council	London	52.8%
London Borough of Ealing	Council	London	57.7%
London Borough of Enfield	Council	London	59.8%
London Borough of Hackney	Council	London	57.7%
London Borough of Hammersmith and Fulham	Council	London	59.7%
London Borough of Harrow	Council	London	50.3%
London Borough of Havering Council	Council	London	70.8%
London Borough of Hillingdon	Council	London	61.2%
London Borough of Hounslow	Council	London	69.0%
London Borough of Islington	Council	London	68.2%
London Borough of Lambeth	Council	London	53.8%
London Borough of Lewisham	Council	London	52.2%
London Borough of Newham	Council	London	59.0%
London Borough of Redbridge	Council	London	68.5%
London Borough of Sutton	Council	London	74.6%
London Borough of Tower Hamlets	Council	London	65.1%
London Borough of Waltham Forest	Council	London	61.4%
London Borough of Wandsworth	Council	London	67.8%
Longhurst Group Limited	Housing association	Midlands	57.6% (2023/24)
Look Ahead Care and Support Limited	Housing association	London	78.6%
Luton Borough Council	Council	South	73.6%
M&G Affordable Living RP Limited	Housing association	Mixed	42.8%
Magenta Living	Housing association	North	80.1%
Magna Housing Limited	Housing association	South	63.2%
Manchester City Council	Council	North	64.1%
Manningham Housing Association Limited	Housing association	North	88.4%
Mansfield District Council	Council	Midlands	69.7%
Medway Council	Council	South	75.2%
Melton Borough Council	Council	Midlands	67.6%
Metropolitan Housing Trust Limited	Housing association	Mixed	69.6%
Mid Devon District Council	Council	South	74.4%
Mid Suffolk District Council	Council	South	70.8%
Midland Heart Limited	Housing association	Midlands	81.3%
Milton Keynes City Council	Council	South	66.9%
Moat Homes Limited	Housing association	South	71.6%
Mosscare St. Vincent's Housing Group Limited	Housing association	North	76.6%
Muir Group Housing Association Limited	Housing association	North	76.9%
Nehemiah United Churches Housing Association Limited	Housing association	Midlands	82.9%
New Forest District Council	Council	South	81.4%
Newark and Sherwood District Council	Council	Midlands	78.0%
Newcastle City Council	Council	North	62.9%
Newlon Housing Trust	Housing association	London	65.0%
North Devon Homes	Housing association	South	68.7%
North East Derbyshire District Council	Council	Midlands	86.9%
North Kesteven District Council	Council	Midlands	75.7%
North London Muslim Housing Association Limited	Housing association	London	66.3%
North Northamptonshire Council	Council	Midlands	72.1%
North Star Housing Group	Housing association	North	85.3%
North Tyneside Council	Council	North	72.7%
North Warwickshire Borough Council	Council	Midlands	83.7%
North West Leicestershire District Council	Council	Midlands	82.6%
North Yorkshire Council	Council	North	74.3%
Northumberland County Council	Council	North	73.6%
Norwich City Council	Council	South	75.3%
Notting Hill Genesis	Housing association	London	52.5%
Nottingham City Council	Council	Midlands	64.2%
Nottingham Community Housing Association Limited	Housing association	Midlands	78.0%
NSAH (Alliance Homes) Limited	Housing association	South	79.8%
Nuneaton And Bedworth Borough Council	Council	Midlands	79.4%
Oadby and Wigston Borough Council	Council	Midlands	75.2%
Ocean Housing Group Limited	Housing association	South	77.5%
Octavia Housing	Housing association	London	51.5% (2024/25)
Oldham Metropolitan Borough Council	Council	North	89.0%
One Manchester Limited	Housing association	North	75.9%
One Vision Housing Limited	Housing association	North	86.2%
Ongo Homes Limited	Housing association	North	68.1%
Onward Group Limited	Housing association	North	71.7%
Orbit Group Limited	Housing association	Mixed	70.5%
Origin Housing Limited	Housing association	London	63.6% (2024/25)
Orwell Housing Association Limited	Housing association	South	71.9%
Oxford City Council	Council	South	80.4%
Paragon Asra Housing Limited	Housing association	Mixed	66.0%
Peabody Trust	Housing association	London	58.7%
Phoenix Community Housing Association (Bellingham and Downham) Limited	Housing association	London	78.4%
Pickering and Ferens Homes	Housing association	North	95.1%
Places for People Group Limited	Housing association	Mixed	45.3%
Platform Housing Group Limited	Housing association	Midlands	69.5%
Plus Dane Housing Limited	Housing association	North	75.8%
Plymouth Community Homes Limited	Housing association	South	82.1%
Poplar Housing And Regeneration Community Association Limited	Housing association	London	80.4%
Portsmouth City Council	Council	South	83.9%
Portus Supported Housing Limited	Housing association	Mixed	63.0%
Prima Housing Group Limited	Housing association	North	77.9%
Progress Housing Group Limited	Housing association	North	76.9%
Railway Housing Association and Benefit Fund	Housing association	North	84.2%
Raven Housing Trust Limited	Housing association	South	85.3%
Reading Borough Council	Council	South	75.2%
Red Kite Community Housing Limited	Housing association	South	83.8%
Redditch Borough Council	Council	Midlands	64.6%
Regenda Limited	Housing association	North	76.5%
ReSI Homes Limited	Housing association	Mixed	38.1%
Richmond Housing Partnership Limited	Housing association	London	61.7%
Rochdale Boroughwide Housing Limited	Housing association	North	80.5%
Rooftop Housing Group Limited	Housing association	Midlands	71.4%
Rotherham Metropolitan Borough Council	Council	North	77.6%
Royal Borough of Greenwich	Council	London	65.1%
Royal Borough of Kensington and Chelsea	Council	London	66.0%
Royal Borough of Kingston Upon Thames	Council	London	64.3%
Rugby Borough Council	Council	Midlands	84.9%
Runnymede Borough Council	Council	South	72.0%
Saffron Housing Trust Limited	Housing association	South	72.2%
Sage Homes RP Limited	Housing association	Mixed	80.9%
Sage Rented Limited	Housing association	Mixed	71.6%
Salford City Council	Council	North	74.9%
Salix Homes Limited	Housing association	North	78.1%
Salvation Army Housing Association	Housing association	Mixed	74.5%
Sanctuary Housing Association	Housing association	Mixed	62.8%
Sandwell Metropolitan Borough Council	Council	Midlands	66.0%
Saxon Weald	Housing association	South	84.1%
Selwood Housing Society Limited	Housing association	South	87.2%
Settle Group	Housing association	South	74.7% (2024/25)
Sheffield City Council	Council	North	69.4%
Shepherds Bush Housing Association Limited	Housing association		59.4% (2023/24)
Shropshire Council	Council	Midlands	84.1%
Silva Homes Limited	Housing association		67.6% (2023/24)
Slough Borough Council	Council	South	53.1%
Soha Housing Limited	Housing association	South	81.5%
Solihull Metropolitan Borough Council	Council	Midlands	78.0%
Somerset Council	Council	South	82.0%
South Cambridgeshire District Council	Council	South	76.0%
South Derbyshire District Council	Council	Midlands	69.9%
South Holland District Council	Council	Midlands	72.6%
South Kesteven District Council	Council	Midlands	68.9%
South Lakes Housing	Housing association	North	81.0%
South Liverpool Homes Limited	Housing association	North	79.5%
South Tyneside Council	Council	North	69.1%
South Yorkshire Housing Association Limited	Housing association	North	84.6%
Southampton City Council	Council	South	71.2%
Southend on Sea City Council	Council	South	71.1%
Southern Housing	Housing association	South	66.7%
Southwark Council	Council	London	62.2%
Southway Housing Trust (Manchester) Limited	Housing association	North	72.6%
Sovereign Network Group	Housing association	Mixed	65.1%
Sparrow Shared Ownership Limited	Housing association	Mixed	37.5%
St Albans City and District Council	Council	South	51.9%
St Mungo Community Housing Association	Housing association	London	80.0%
Stevenage Borough Council	Council	South	68.1%
Stockport Metropolitan Borough Council	Council	North	88.0%
Stoke on Trent City Council	Council	Midlands	73.0%
Stonewater Limited	Housing association	Mixed	64.1%
Stroud District Council	Council	South	66.3%
Sustain (UK) Ltd	Housing association	Midlands	92.0%
Swindon Borough Council	Council	South	66.9%
Tamworth Borough Council	Council	Midlands	55.1%
Tandridge District Council	Council	South	73.9%
Teign Housing	Housing association	South	75.6%
Tendring District Council	Council	South	78.7%
Thames Valley Housing Association Limited	Housing association	Mixed	68.3% (2023/24)
Thanet District Council	Council	South	78.2%
The Abbeyfield Society	Housing association	Mixed	- (2023/24)
The Cambridge Housing Society Limited	Housing association	South	75.9%
The Community Housing Group Limited	Housing association	Midlands	77.3%
The Guinness Partnership Limited	Housing association	Mixed	67.7%
The Housing Plus Group Limited	Housing association	Midlands	82.6%
The Industrial Dwellings Society (1885) Limited	Housing association	London	75.6%
The Pioneer Housing and Community Group Limited	Housing association	Midlands	88.5%
The Riverside Group Limited	Housing association	North	69.5%
The Wrekin Housing Group Limited	Housing association	Midlands	90.3% (2023/24)
Thirteen Housing Group Limited	Housing association	North	79.3%
Thrive Homes Limited	Housing association	South	74.4%
Thurrock Council	Council	South	72.5%
Together Housing Group Limited	Housing association	North	82.6%
Torus62 Limited	Housing association	North	72.5%
Tower Hamlets Community Housing	Housing association	London	43.8% (2024/25)
Trent & Dove Housing Limited	Housing association	Midlands	82.8%
Trident Housing Association Limited	Housing association	Midlands	63.8%
Tuntum Housing Association Limited	Housing association	Midlands	78.1%
Two Rivers Housing	Housing association	South	82.7%
Unity Housing Association Limited	Housing association	North	78.0%
Uttlesford District Council	Council	South	68.3%
Vico Homes Limited	Housing association	North	82.8%
Vivid Housing Limited	Housing association	South	71.3%
Walsall Housing Group Limited	Housing association	Midlands	80.3%
Wandle Housing Association Limited	Housing association	London	57.4%
Warrington Housing Association Limited	Housing association	North	89.7%
Warwick District Council	Council	Midlands	72.3%
Watford Community Housing Trust	Housing association	South	70.1%
Watmos Community Homes	Housing association	Midlands	83.1%
Waverley Borough Council	Council	South	73.4%
Wealden District Council	Council	South	83.2%
Weaver Vale Housing Trust Limited	Housing association	North	88.3%
Welwyn Hatfield Borough Council	Council	South	67.1%
West Kent Housing Association	Housing association	South	78.1%
West Lancashire Borough Council	Council	North	60.4%
West Northamptonshire Council	Council	Midlands	71.0%
Westmorland and Furness Council	Council	North	78.0%
Westward Housing Group Limited	Housing association	South	80.9%
Wigan Council	Council	North	63.3%
Willow Tree Housing Partnership Limited	Housing association	South	63.6%
Wiltshire Council	Council	South	77.1%
Winchester City Council	Council	South	78.0%
Woking Borough Council	Council	South	56.5%
Wokingham Borough Council	Council	South	66.7%
Worthing Homes Limited	Housing association	South	85.8%
Wythenshawe Community Housing Group Limited	Housing association	North	76.8%
YMCA St Paul's Group	Housing association	London	71.2%
Yorkshire Housing Limited	Housing association	North	74.2%
Your Housing Group Limited	Housing association	North	76.3%

Contains public sector information published by the Regulator of Social Housing, licensed under the Open Government Licence v3.0. Map boundaries: ONS Open Geography Portal, Crown copyright and database right, OGL v3.0. Analysis by CX-Feedback.