The Complainant has been an assured tenant of the landlord since 29 January 2001. He resides in a one-bedroom basement flat. The complainant suffers from HIV, hepatitis C and depression. The Complainant complained to the Ombudsman over the way his Landlord had dealt with his transfer application and repairs at his property.

The Landlord had carried out works to the Complainant’s property to remove asbestos. During these works the Complainant of her own accord left the property. The Complainant claimed that the Landlord had agreed to meet her costs of her living away from the property.

The Complainant complained to the Housing Ombudsman Service that her Landlord had failed to give her adequate warning or sufficiently consult with her before it carried out major works to property adjoining her own, and that while the Landlord agreed to a 50 per cent rent reduction to reflect the inconvenience caused to the Complainant by the major works its managing agent had failed to ensure this reduction was actually reflected in her rent account...

The Complainant was the tenant of a four-bedroom property. One of the bedrooms and a storage room were located in a basement. The basement flooded in September 2005 and has since flooded a further four times. The Landlord has had discussions with Thames Water as to liability for the flooding...

The Complainant complained as to the manner in which the Landlord dealt with various complaints by him of disrepair. Amongst the complaints made were complaints that the Landlord failed to complete works to his bathroom with a reasonable time...

The Complainant complained to the Landlord about the delay in carrying out the repair works and sought compensation for the inconvenience, a damaged duvet and extra heating costs incurred by the Complainant.

The Complainant lived in a one-bedroom flat in a converted house. The house was part of an estate owned by the Landlord. The Complainant complained about noise nuisance and upon investigation it became clear that there was a problem with the sound insulation between properties on the estate. In order to deal with this problem, the Landlord intended to carry out some remedial works and asked the Complainant to temporarily decant from the property whilst these works were carried out.

The Complainant is the leaseholder of a flat in a 22-storey block. In May 2004, the Complainant complained to his Landlord that the entry phone intercom and intruder alarm in his flat no longer worked. On 30 August 2004 the Landlord’s Housing Services Manager confirmed that repairing the intercom system was Landlord’s responsibility but stated that the Landlord was not responsible for the repair of the intruder alarm. The Complainant queried this and the Landlord’ Chief Executive wrote to the Complainant confirming that repairing the intruder alarm was the responsibility of the Landlord.

The Complainant complained about two matters. First, that in the Landlord’s standard repair acknowledgement letter, an emphasis is placed on tenants notifying the Landlord if a repair is not completed. Secondly, the Landlord generally takes too long to deal with repairs, albeit that this has not adversely affected the Complainant in the instant case.

The Complainant complained about the Landlord’s handling of repairs and improvements to the property. In particular, complaint was made of the manner in which the Landlord dealt with the re-plastering of walls, fixing the heating in an upstairs bedroom, fitting window restrictors and dealing with a leak in the flat roof of the property.