London Borough of Waltham Forest
62.1% of London Borough of Waltham Forest tenants are satisfied with the overall service (Tenant Satisfaction Measures 2024/25), below the England median of 71.8%. London Borough of Waltham Forest tenants can swap homes with other social housing tenants through a mutual exchange, with London Borough of Waltham Forest's permission.
10,251 homes in Waltham Forest. Registered social landlord no. 00BH. 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.
Size, areas and typical rents
London Borough of Waltham Forest owns about 10,251 social homes across 1 council area (2025/26).
Our place guides in each council area: what it's like to live there.
- Waltham Forest10,251 Waltham Forest · Chingford · Walthamstow
Typical weekly rents
Average council rents in this council's area, 2025/26. Your own rent depends on the exact home.
| Size | Social rent | Affordable rent |
|---|---|---|
| Bedsit | £97 | - |
| 1 bed | £112 | £248 |
| 2 bed | £131 | £266 |
| 3 bed | £151 | £268 |
| 4 bed | £177 | £307 |
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).
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 London Borough of Waltham Forest tenants
No London Borough of Waltham Forest tenants have listed a home yet. Are you one? List your home and it will appear here.
Tenant Ratings On Mutual Home Exchange
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What tenants say
From the regulator's Tenant Satisfaction Measures survey, 2024/25, based on 985 tenant responses. Each figure is the share of tenants who said they were satisfied.
Ranked 287th of 350 landlords in England for overall tenant satisfaction. See the league table · Compare it on every measure
The thin marker on each bar is the median across all landlords in the data set. The landlord's own TSM report: walthamforest.gov.uk/housing/how-we-are-performing.
Repairs, safety and complaints
From the landlord's own records reported to the regulator for 2024/25.
Repair targets: 20 24
Housing Ombudsman decisions
In the Ombudsman's 2025-26 review, London Borough of Waltham Forest had 31 complaint determinations. 56% of findings went against the landlord (sector average 60%).
better than the sector average of 60%
The Housing Ombudsman has published 29 decisions about London Borough of Waltham Forest in its searchable archive.
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Local Authority / ALMO or TMO (202337946)
Maladministration Mar 2026
Decision Case ID 202337946 Decision type Investigation Landlord London Borough of Waltham Forest Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 31 March 2026 Background The resident reported ASB from 2 neighbo
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Local Authority / ALMO or TMO (202307397)
Maladministration Mar 2026
Decision Case ID 202307397 Decision type Investigation Landlord London Borough of Waltham Forest Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 23 March 2026 Background The resident has experienced recurring a
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Local Authority / ALMO or TMO (202515475)
Partial Maladministration Mar 2026
Decision Case ID 202515475 Decision type Investigation Landlord London Borough of Waltham Forest Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 13 March 2026 Background The resident lives with her partner and he
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Local Authority / ALMO or TMO (202312763)
Reasonable Redress Feb 2026
Decision Case ID 202312763 Decision type Investigation Landlord London Borough of Waltham Forest Landlord type Local Authority / ALMO or TMO Occupancy Leaseholder Date 24 February 2026 Background The leaseholder complained in 2022 that th
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Local Authority / ALMO or TMO (202515515)
Outside Jurisdiction Jan 2026
Decision Case ID 202515515 Decision type Jurisdiction Landlord London Borough of Waltham Forest Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 27 January 2026 Background The resident raised a legal disrepair cla
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Local Authority / ALMO or TMO (202448860)
Partial Maladministration Jan 2026
Decision Case ID 202448860 Decision type Investigation Landlord London Borough of Waltham Forest Landlord type Local Authority / ALMO or TMO Occupancy Secure Tenancy Date 15 January 2026 Background The resident complained that after the l
Source: the Housing Ombudsman decisions archive, checked 13 Oct 2026. To see every case, search the archive for "London Borough of Waltham Forest". Most landlords have some upheld complaints; compare the numbers with the landlord's size.
Swapping with a tenant of London Borough of Waltham Forest?
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.
Latest From @HomeExchangeGB
Home to swap: 3-bed house in York. Looking to move to Reigate.
#York #Reigate #RavenHousingTrust