Vico Homes

The Housing Ombudsman is the independent body that investigates complaints about social landlords. It records "service failure", "maladministration" or, for the most serious failings, "severe maladministration", and its maladministration rate counts all three.^[3] Its current report uses the name Vico Homes Limited; older decisions were issued under the name Wakefield and District Housing.^[1][6]

The 2025-26 report. The Ombudsman's landlord report covers 13 cases it decided about Vico Homes between 1 April 2025 and 31 March 2026.^[3] In the Ombudsman's words: "The number of 'Mal' findings recorded for Vico Homes Limited is 14, which gives the Maladministration rate of 63.6% (14 / 22)."^[3] The national rate was 62%, and 52% for landlords of a similar size and type. None of the findings was severe maladministration.^[3]

“The number of 'Mal' findings recorded for Vico Homes Limited is 14, which gives the Maladministration rate of 63.6% (14 / 22).”^[3]

Housing Ombudsman Service, Landlord Performance Report 2025/2026 – Vico Homes Limited (data refreshed May 2026) (15 September 2026)

Where the findings fell. Counting findings of every outcome, not only maladministration, the largest category was what the Ombudsman calls "managing relations", with 10 of the 24. Anti-social behaviour had 5 and responsive repairs 4 (one of them outside its jurisdiction), and the other 5 were spread across smaller categories. One maladministration finding concerned condensation, damp and mould.^[3]

Orders and compensation. The Ombudsman made 30 orders, and all 30 that fell due in the year were complied with within three months. Its headline compensation figure is £2,765 — £2,390 ordered and £375 recommended. There were no complaint handling failure orders.^[3]

The year before. The same report gives 2024-25 as 6 decided cases and a rate of 60%.^[3]

A damp and mould case. In a decision of 21 January 2025, under the old name Wakefield and District Housing, the Ombudsman found "maladministration in the landlord’s handling of reports of damp and mould in the property".^[4] It said the landlord had not followed through all the recommendations of its own surveys. It ordered £550 on top of the £485 the landlord had already offered.^[4]

“In accordance with paragraph 52 of the Housing Ombudsman Scheme, there was maladministration in the landlord’s handling of reports of damp and mould in the property.”^[4]

Housing Ombudsman Service, Vico Homes Limited (202327370) — Housing Ombudsman decision (21 January 2025, 202327370)

What tenants say. In Vico Homes' own 2025-26 survey of its social-rent tenants, 82.8% were satisfied with the overall service.^[7] Of those who had a repair in the past year, 88.4% were satisfied with the repairs service.^[7] Of those who had complained in the past year, 45.7% were satisfied with how Vico Homes handled complaints.^[7] Vico Homes says it is drawing up an action plan on the results, and that its scores rank in the top quartile of landlords benchmarked by its survey firm.^[7]

The Regulator of Social Housing (RSH) is the government body that checks social landlords meet required standards. It grades consumer standards (C1–C4) for the homes and services tenants get, governance (G1–G4) for how the landlord is run, and viability (V1–V4) for its finances. On each scale, 1 is the strongest. It publishes under the landlord's current name, Vico Homes Limited.^[1]

Vico Homes' consumer grade is C1. The regulator completed an inspection of Vico Homes in July 2026 and published its judgement on 29 July. It graded the landlord C1: "Our judgement is that overall the landlord is delivering the outcomes of the consumer standards." It was the first consumer grade the regulator had given this landlord.^[1]

What it found on repairs and damp. The regulator said Vico Homes carries out repairs largely within its published timescales, and that tenants' satisfaction with the repairs service indicates it is performing effectively.^[1] It also found performance in some areas of damp, mould and condensation management below target. But it said Vico Homes had shown it is prioritising improvements there, and had sought independent assurance of the service.^[1]

Governance and viability. The same judgement kept Vico Homes at G1 for governance: "Our judgement is that the landlord meets our governance requirements." It confirmed V2 for viability, to which the regulator had regraded it in January 2026. The regulator said Vico Homes meets its viability requirements. But it said its significantly increased growth plans, alongside more investment in existing homes, have reduced its capacity to respond to adverse events.^[1]

No regulatory notice. There is no regulatory notice — a formal published finding of a breach — currently in force against Vico Homes, and the regulator's page for it lists only its judgement.^[2] Regulatory grades are reviewed from time to time and may change; the grades here are from the judgement of 29 July 2026.^[1]

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

Repairs. Under section 11 of the Landlord and Tenant Act 1985, Vico Homes must keep the structure and exterior of your home in repair — the roof, walls, windows and doors. It must also 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. That means 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.^[8]

Safety checks. Vico Homes must also meet health and safety duties for its homes, such as gas safety checks. It reports that 100% of its homes had all required gas safety checks in 2025-26.^[7]

Complaint handling. Vico Homes must handle complaints under the Housing Ombudsman's Complaint Handling Code, through a two-stage process at vicohomes.co.uk — the disrepair page sets out the stages.^[12]

Reporting repairs. Report a repair online, by phone or at one of Vico Homes' hubs; its published repair targets are on the disrepair page.^[14]