ForHousing

The Housing Ombudsman is the independent service that investigates complaints about social landlords. When it finds a landlord got things wrong, it makes a finding of "maladministration" — or "severe maladministration" for the most serious failings, and "service failure" for the least. Its maladministration rate counts all three together.

The 2025-26 performance report. The Ombudsman decided 33 cases about ForHousing between 1 April 2025 and 31 March 2026, not counting cases withdrawn or wholly outside its jurisdiction.^[5] It recorded a maladministration rate of 65.6% — 40 of 61 findings — above the national rate of 62% and the 52% for landlords of a similar size and type.^[5] One of the 40 was severe maladministration; 21 were service failure.^[5]

“The number of 'Mal' findings recorded for ForHousing Limited is 40, which gives the Maladministration rate of 65.6% (40 / 61)”^[5]

Housing Ombudsman Service, Landlord Performance Report 2025/2026 — ForHousing Limited (21 September 2026)

Where the findings fell. Responsive repairs was the largest category, with 35 findings and a maladministration rate of 63%, against 72% nationally. Managing relations came next, with 21 findings and a rate of 71%, against 57% nationally. The largest sub-category was complaint handling, with 19 findings.^[5]

Orders and compensation. The Ombudsman made 92 orders and 40 recommendations, and recorded £27,890 in compensation, ordered and recommended combined. It made no complaint handling failure orders, which it issues when complaint handling itself fails. ForHousing complied within three months with all 92 orders due in the year.^[5]

Earlier years. On the Ombudsman's restated figures, ForHousing's rate was 81% in 2023-24, across 17 decided cases, and 63% in 2024-25, across 37.^[5]

A severe maladministration case. In a March 2026 report on severe maladministration, the Ombudsman said ForHousing "delayed taking action which left a resident exposed to lead particles for 9 months".^[9] ForHousing says it has since made lead-paint training mandatory for its surveyors, brought in independent specialists for testing and remediation, and reported the decision to its board.^[10]

“ForHousing (202428069) delayed taking action which left a resident exposed to lead particles for 9 months.”^[9]

Housing Ombudsman Service, Learning from: Severe Maladministration (March 2026) (26 March 2026, 202428069)

What tenants say. In ForHousing's own 2025-26 survey, 72.2% of those who had a repair were satisfied with the repairs service, against the regulator's 2024-25 landlord median of 73.6%.^[6][8] ForHousing says some measures fell on the year before, and that it has more work to do.^[6]

The Regulator of Social Housing (RSH) is the government body that checks social landlords meet required standards. It grades them on three scales, where G1, V1 and C1 are the strongest:

• governance, from G1 to G4, for how well a landlord is run — G1 and G2 mean it meets the governance standard, G3 and G4 mean it does not;
• financial viability, from V1 to V4;
• consumer standards, from C1 to C4, graded separately since 2024.

ForHousing's current grades are G2 and V2. In a judgement published on 17 December 2025, the regulator confirmed both. G2 means ForHousing "meets our governance requirements but needs to improve some aspects of its governance arrangements to support continued compliance".^[1] V2 means it meets the viability requirements but "needs to manage material risks to ensure continued compliance".^[1]

“Our judgement is that the landlord meets our governance requirements but needs to improve some aspects of its governance arrangements to support continued compliance.”^[1]

Regulator of Social Housing (GOV.UK), ForHousing Limited (L4528) - Regulatory Judgement: 17 December 2025 (17 December 2025)

“Our judgement is that the landlord meets our viability requirements. It has the financial capacity to deal with a reasonable range of adverse scenarios but needs to manage material risks to ensure continued compliance.”^[1]

Regulator of Social Housing (GOV.UK), ForHousing Limited (L4528) - Regulatory Judgement: 17 December 2025 (17 December 2025)

What the regulator still wants to see. In the same December 2025 judgement, the regulator said ForHousing needs to keep improving its governance and risk management, and its understanding of the condition of its homes, including through physical surveys.^[1]

No consumer grade yet. That judgement, a stability check, did not assess ForHousing against the consumer standards; the regulator lists its consumer grade as not yet assessed.^[1]

The G3 years, 2023 to 2025. In January 2023 the regulator downgraded ForHousing's governance from G2 to G3, after putting its governance grade under review in October 2022.^[2][3] It said ForHousing had not delivered the improvements it had agreed to make, and that executive contracts, incentive schemes and severance arrangements had been agreed that were not aligned with its codes of governance.^[3]

“In a regulatory judgement published today (18 January 2023), the Regulator of Social Housing has concluded that ForHousing Limited is non-compliant with the governance element of the economic standards and downgraded it to G3 status.”^[3]

Regulator of Social Housing (GOV.UK), RSH publishes regulatory judgement for ForHousing Limited following a breach of the economic standards (18 January 2023)

ForHousing's response. ForHousing called the downgrade disappointing, and agreed a voluntary undertaking (a formal commitment to the regulator) and an improvement plan with the regulator.^[12]

Back to G2 in February 2025. The regulator said: "ForHousing has been upgraded from G3 to G2 following a period of intensive engagement." It said ForHousing had removed an unregistered parent company and strengthened its controls, and that its board could show full, independent control over its decisions.^[4] At the same time its viability grade moved from V1 to V2.^[1] ForHousing says the upgrade followed delivery of its improvement plan.^[13]

“ForHousing has been upgraded from G3 to G2 following a period of intensive engagement.”^[4]

Regulator of Social Housing (GOV.UK), RSH publishes regulatory judgements for 11 social landlords (26 February 2025)

ForHousing must keep your home in repair and fit to live in — the same duties a council owes, whatever its grade or record.

Repairs. Under section 11 of the Landlord and Tenant Act 1985, ForHousing must keep the structure and exterior of your home in repair — the roof, walls, windows and doors — and keep the installations for heating, hot water, gas, electricity, water and sanitation in proper working order. This applies to almost every tenancy and cannot be signed away in a tenancy agreement.

Fitness for human habitation. Under the Homes (Fitness for Human Habitation) Act 2018 (section 9A of the 1985 Act), your home must also be fit to live in — free from serious hazards, including damp and mould that could harm your health.

Awaab's Law. Awaab's Law now sets legally binding timescales for social landlords, housing associations included, to investigate hazards such as damp and mould and make homes safe — the disrepair page sets them out.^[14]

ForHousing's own repair targets. ForHousing sorts repairs into emergency, urgent, routine and replacement priorities, each with a target time it aims to meet, which the disrepair page lists. It works with contractors, including Wates, to deliver repairs.^[17]

Safety checks and complaints. ForHousing must carry out gas, electrical and fire-safety checks, and handle complaints under the Housing Ombudsman's Complaint Handling Code.

Where to report and complain. Report a repair through ForHousing's online repairs reporter (opens in new tab) or by phone, and make a complaint through its two-stage process, using its complaints form (opens in new tab).^[17][20]