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Amplius Living

61.8% of Amplius Living tenants are satisfied with the overall service (Tenant Satisfaction Measures 2024/25), below the England median of 71.8%. Amplius Living tenants can swap homes with other social housing tenants through a mutual exchange, with Amplius Living's permission.

37,069 homes across 59 council areas, mostly in Central Bedfordshire, North Northamptonshire and West Northamptonshire. Registered social landlord no. 5060. On this page: what their tenants say, how they handle complaints, the regulator's grades, how many homes they own and where, typical rents and how to swap your home.

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Size, areas and typical rents

Amplius Living owns about 37,069 social homes across 59 council areas (2025/26).

The 10 areas with the most homes:

Our place guides in each council area: what it's like to live there.

All 59 council areas (49 more)

Typical weekly rents

Average housing association rents in the areas this landlord works in, weighted by where its homes are, 2025/26. Your own rent depends on the exact home.

SizeSocial rentAffordable rent
Bedsit£84£118
1 bed£99£129
2 bed£116£158
3 bed£127£182
4 bed£144£223

The regulator's verdict

The Regulator of Social Housing grades landlords on how well they look after tenants (consumer standards, C1 best to C4 worst) and, for housing associations, on governance (G) and financial viability (V).

C2 Consumer standards meets the standards but has some weaknesses to fix · Aug 2026
G1 Governance well governed · Aug 2026
V2 Financial viability financially viable but with risks to manage · Aug 2026

Councils are graded on consumer standards only. A grade is a snapshot at the date shown; the regulator publishes updates as it inspects.

Homes to swap from Amplius Living tenants

No Amplius Living tenants have listed a home yet. Are you one? List your home and it will appear here.

Tenant Ratings On Mutual Home Exchange

No tenant ratings yet.

Rent from Amplius Living? Rate and review them

What tenants say

From the regulator's Tenant Satisfaction Measures survey, 2024/25, based on 2,339 tenant responses. Each figure is the share of tenants who said they were satisfied.

Ranked 288th of 350 landlords in England for overall tenant satisfaction. See the league table · Compare it on every measure

Satisfied with the overall service 61.8% worse than the sector median of 71.8%
Satisfied with repairs 66.3% worse than the sector median of 73.6%
Satisfied with time taken for repairs 60.1% worse than the sector median of 69.5%
Home is well maintained 60.7% worse than the sector median of 71.9%
Home is safe 72% worse than the sector median of 77.6%
Landlord listens and acts 53.1% worse than the sector median of 61.6%
Kept informed 62.9% worse than the sector median of 72.0%
Treated fairly and with respect 70.8% worse than the sector median of 77.9%
Satisfied with complaints handling 33.1% worse than the sector median of 35.5%
Communal areas clean and well maintained 45.2% worse than the sector median of 66.7%
Positive contribution to the neighbourhood 47.7% worse than the sector median of 64.6%
Satisfied with handling of anti-social behaviour 45.1% worse than the sector median of 59.5%

The thin marker on each bar is the median across all landlords in the data set.

Repairs, safety and complaints

From the landlord's own records reported to the regulator for 2024/25.

100% Gas safety checks completed about the sector median (100.0%)
100% Fire risk assessments completed about the sector median (100.0%)
98.5% Asbestos surveys completed worse than the sector median of 100.0%
98.9% Legionella risk assessments completed worse than the sector median of 100.0%
100% Lift safety checks completed about the sector median (100.0%)
1.4% Homes NOT meeting the Decent Homes Standard about the sector median (0.5%)
67.4% Non-emergency repairs done on time worse than the sector median of 82.5%
93.4% Emergency repairs done on time worse than the sector median of 94.9%
114.4 Stage 1 complaints per 1,000 homes worse than the sector median of 53.9
92.8% Stage 1 complaints answered on time better than the sector median of 89.9
28.5 Stage 2 complaints per 1,000 homes worse than the sector median of 8.4
74.5% Stage 2 complaints answered on time worse than the sector median of 88.9
61.7 Anti-social behaviour cases per 1,000 homes worse than the sector median of 36.0

Repair targets: 90 24

Housing Ombudsman decisions

In the Ombudsman's 2025-26 review, Amplius Living had 95 complaint determinations. 58% of findings went against the landlord (sector average 60%).

58%maladministration rate
better than the sector average of 60%
249orders made
£60,671compensation ordered

The Housing Ombudsman has published 30 decisions about Amplius Living in its searchable archive (showing the most recent 30).

2severe maladministration
14maladministration
6partial maladministration
2no maladministration
  • Managing Relations (202422774) Partial Maladministration Feb 2026

    Decision Case ID 202422774 Decision type Investigation Landlord Amplius Living Landlord type Housing Association Occupancy Assured Tenancy Date 13 February 2026 Background The resident lives in a 3-bedroom house. She has limited mobility an

  • ASB/Abuse/Nuisance (202440913) Maladministration Dec 2025

    Decision Case ID 202440913 Decision type Investigation Landlord Amplius Living Landlord type Housing Association Occupancy Assured Tenancy Date 11 December 2025 Background The resident has lived in the property since 2014. The resident\u201

  • Housing Association (202424659) Maladministration Dec 2025

      Decision Case ID 202424659 Decision type Investigation Landlord Amplius Living Landlord type Housing Association Occupancy Assured Tenancy Date 11 December 2025 Background The resident lives with her 2 children. She was concerned about mo

  • Financial (202414452) Outside Jurisdiction Sep 2025

    The complaint is about the landlord\u2019s alleged failure to properly manage service charges which she believed led to her incurring extra costs.

  • Housing Association (202317865) Partial Maladministration Jun 2025

    The complaint is about the landlord\u2019s response to the resident\u2019s: Report of repairs in the kitchen, bathroom, and toilet (WC) and associated damp and mould. Associated complaint.

  • Housing Association (202434001) May 2025

    The complaint is about the landlord\u2019s handling of damp and mould repairs.

Source: the Housing Ombudsman decisions archive, checked 17 Oct 2026. To see every case, search the archive for "Amplius Living". Most landlords have some upheld complaints; compare the numbers with the landlord's size.

Swapping with a tenant of Amplius Living?

Both landlords have to approve a mutual exchange, and both have 42 days to decide. They can only refuse on the grounds set out in the Housing Act 1985. Get the application in early, keep your rent account clear, and ask for the decision in writing.

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