Plus Dane Housing

The Housing Ombudsman is the independent body 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. The findings below concern Plus Dane Housing Limited, the housing association this page is about.^[2]

The 2025-26 performance report. The Ombudsman's report on Plus Dane covers 16 cases decided between 1 April 2025 and 31 March 2026. It recorded a maladministration rate of 47.2% — 17 of 36 findings, a count that includes service failure.^[3] The national rate was 62%, and the rate the report gives for landlords of a similar size and type was 52%.^[3]

“The number of 'Mal' findings recorded for Plus Dane Housing Limited is 17, which gives the Maladministration rate of 47.2% (17 / 36).”^[3]

Housing Ombudsman Service, Landlord Performance Report 2025/2026 – Plus Dane Housing Limited (15 September 2026)

Repairs, severity and orders. None of the findings was severe maladministration. Repairs drew the most findings, 13, with a maladministration rate of 69% against 72% nationally for repairs.^[3] The Ombudsman made 26 orders and 8 recommendations, including £5,950 in compensation ordered. Plus Dane complied with every order due in the year within three months.^[3]

Its caseload and earlier years. In 2025-26 the Ombudsman received 5.4 cases per 1,000 Plus Dane homes, level with the median for landlords of a similar size and type.^[3] The same report gives Plus Dane's rate as 63% across 10 cases in 2023-24, and 38% across 3 cases in 2024-25.^[3]

In individual cases. In February 2026 the Ombudsman found maladministration in how Plus Dane handled roof and gutter leaks and the damp and mould that followed. It found the landlord took 14 months to complete effective repairs, and over two years to put things fully right. It ordered an apology and £1,500 in compensation across the case, which also covered fence repairs and complaint handling. That sum includes £1,000 Plus Dane had already offered.^[6] In April 2026 it found maladministration in how Plus Dane handled condensation, damp and mould in the flat of a tenant with asthma.^[7] In July 2025 it found maladministration over a bedroom radiator and damp and mould in a family home.^[8] In a September 2025 damp and mould case, it found that what Plus Dane had offered through its own complaints process put things right.^[9]

“There was maladministration for the landlord’s response to the resident’s reports of leaks from the roof and guttering and associated damp and mould in the property.”^[6]

Housing Ombudsman Service, Plus Dane Housing Limited (202500289) (13 February 2026, 202500289)

Plus Dane's response. Plus Dane's board says its maladministration rate remains significantly below the sector average, and that all Ombudsman orders were met in full and on time. It has asked for more learning from cases about complaint handling.^[10] In the February 2026 case, it told the Ombudsman it was bringing in a new repairs system and had set up a new damp and mould team.^[6]

The Regulator of Social Housing (RSH) is the government body that checks social landlords meet required standards. It grades consumer standards — the homes and services tenants get — from C1 (the strongest) to C4. It separately grades governance (G1 to G4) and financial viability (V1 to V4).

Plus Dane's consumer grade is C2. The regulator set it after an inspection completed in December 2024, and carried it into its latest judgement, of 28 January 2026: "Our judgement is that there are some weaknesses in the landlord delivering the outcomes of the consumer standards and improvement is needed."^[1]

What the December 2024 inspection found. It found weaknesses in Plus Dane's repairs service. Plus Dane had reviewed the service to tackle a significant backlog of overdue repairs and poor customer satisfaction. A repairs improvement plan was under way, with evidence of results improving. The regulator also said Plus Dane needed to know more about the condition of each home, and to report better to its board on damp and mould.^[1]

Where the regulator found strengths. It found a good level of reported compliance with landlord health and safety duties. It gained assurance on tackling anti-social behaviour, on the tenancies it offers, and on taking tenants' views into account. It said complaint handling was in a period of transition, after a board-led taskforce.^[1]

Governance and viability. The January 2026 judgement followed a stability check, which does not reassess consumer standards. It kept governance at G2: "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] Viability stayed at V2. The regulator said the cost of investing in existing and new homes has reduced Plus Dane's financial capacity.^[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), Plus Dane Housing Limited (L4556) - Regulatory Judgement: 28 January 2026 (28 January 2026)

What Plus Dane says it has done. By its own figures, the average time to complete a non-emergency repair fell from 35.1 days in 2024-25 to 19.9 days in 2025-26.^[11]

No regulatory notice. There is no regulatory notice — a formal published finding of a breach — in force against Plus Dane; the regulator's page lists only its judgements.^[2]

A housing association's repair duties are just as strong as a council's — and they do not depend on its track record.

Repairs. Under section 11 of the Landlord and Tenant Act 1985, Plus Dane must keep the structure and exterior of a rented 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 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), a rented home must also be fit to live in — free from serious hazards, including damp and mould that could harm 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.^[12]

Safety and the condition of homes. The regulator found Plus Dane needed a better understanding of the condition of each home, and a more effective, efficient and timely repairs service.^[1]

Plus Dane's own repair timescales. Plus Dane sorts repairs into priorities, each with a published target time, which the disrepair page lists.^[15]

Where to report and complain. Report a repair on Plus Dane's report a repair page (opens in new tab), by phone, by email or on WhatsApp. Complain through its two-stage process on its feedback and complaints page (opens in new tab). The disrepair page gives the phone numbers.^[16][18]