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Peabody Trust

58.7% of Peabody Trust tenants are satisfied with the overall service (Tenant Satisfaction Measures 2024/25), below the England median of 71.8%. Peabody Trust tenants can swap homes with other social housing tenants through a mutual exchange, with Peabody Trust's permission.

80,437 homes across 81 council areas, mostly in Hackney, Islington and Ealing. Registered social landlord no. 4878. 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.

1 home to swap

Size, areas and typical rents

Peabody Trust owns about 80,437 social homes across 81 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 81 council areas (71 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£113£177
1 bed£132£216
2 bed£151£249
3 bed£169£268
4 bed£186£296

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 · Apr 2026
G1 Governance well governed · Apr 2026
V2 Financial viability financially viable but with risks to manage · Apr 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 Peabody Trust tenants

1-bed flat in City of Westminster New 7 £183 a week

1-bed flat in City of Westminster

City of Westminster, Westminster
1 bed Flat

Wants: London, City of Westminster, Greater London · 4-5 bed · wants bigger

Tenant active this week View home

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 7,313 tenant responses. Each figure is the share of tenants who said they were satisfied.

Ranked 311th of 350 landlords in England for overall tenant satisfaction. See the league table · Compare it on every measure

Satisfied with the overall service 58.7% worse than the sector median of 71.8%
Satisfied with repairs 64.1% worse than the sector median of 73.6%
Satisfied with time taken for repairs 61.6% worse than the sector median of 69.5%
Home is well maintained 62.6% worse than the sector median of 71.9%
Home is safe 70.4% worse than the sector median of 77.6%
Landlord listens and acts 51.3% worse than the sector median of 61.6%
Kept informed 66.4% worse than the sector median of 72.0%
Treated fairly and with respect 66% worse than the sector median of 77.9%
Satisfied with complaints handling 28.3% worse than the sector median of 35.5%
Communal areas clean and well maintained 65.4% worse than the sector median of 66.7%
Positive contribution to the neighbourhood 60.6% worse than the sector median of 64.6%
Satisfied with handling of anti-social behaviour 57.7% worse than the sector median of 59.5%

The thin marker on each bar is the median across all landlords in the data set. The landlord's own TSM report: peabody.org.uk/your-community/our-performance/tenant-satisfaction-measures/.

Repairs, safety and complaints

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

99.5% Gas safety checks completed about the sector median (100.0%)
99.6% Fire risk assessments completed about the sector median (100.0%)
97.4% Asbestos surveys completed worse than the sector median of 100.0%
99% Legionella risk assessments completed worse than the sector median of 100.0%
96.4% Lift safety checks completed worse than the sector median of 100.0%
0.1% Homes NOT meeting the Decent Homes Standard about the sector median (0.5%)
73.5% Non-emergency repairs done on time worse than the sector median of 82.5%
61.3% Emergency repairs done on time worse than the sector median of 94.9%
65.7 Stage 1 complaints per 1,000 homes worse than the sector median of 53.9
39.3% Stage 1 complaints answered on time worse than the sector median of 89.9
11.8 Stage 2 complaints per 1,000 homes worse than the sector median of 8.4
8.6% Stage 2 complaints answered on time worse than the sector median of 88.9
24.1 Anti-social behaviour cases per 1,000 homes better than the sector median of 36.0

Repair targets: 22 24

Housing Ombudsman decisions

In the Ombudsman's 2025-26 review, Peabody Trust had 293 complaint determinations. 56% of findings went against the landlord (sector average 60%).

56%maladministration rate
better than the sector average of 60%
864orders made
£278,357compensation ordered

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

1severe maladministration
12maladministration
8partial maladministration
4no maladministration
  • Housing Association (202527523) Maladministration Mar 2026

      Decision Case ID 202527523 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Secure Tenancy Date 31 March 2026   Background The resident lives in the top floor flat in a converted Victorian hou

  • Housing Association (202402374) Partial Maladministration Dec 2025

      Decision Case ID 202402374 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Shared Ownership Date 22 December 2025 Background The resident and her partner are joint shared owners of a flat in

  • Housing Association (202325938) Maladministration Dec 2025

      Decision Case ID 202325938 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Leaseholder Date 18 December 2025 Background The landlord is not the freeholder of the property. The freeholder uses

  • Managing Relations (202441501) Maladministration Nov 2025

    Decision Case ID 202441501 Decision type Investigation Landlord Peabody Trust Landlord type Housing Association Occupancy Assured Shorthold Tenancy Date 17 November 2025 Background The resident lives in a 2 bedroom flat with her children. H

  • Old Property Condition categories (202229200) Maladministration Mar 2025

    The complaint is about the landlord\u2019s handling of: The repairs to the living room radiator. The repairs to the gate. The resident\u2019s report of the garage subsiding.

  • Health and Safety (inc. building safety) (202227442) Maladministration Mar 2025

    The complaint is about the landlord\u2019s handling of: A leak into the property. Concerns about electrical safety.

Source: the Housing Ombudsman decisions archive, checked 11 Oct 2026. To see every case, search the archive for "Peabody Trust". Most landlords have some upheld complaints; compare the numbers with the landlord's size.

Swapping with a tenant of Peabody Trust?

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.

Can I swap? How a swap works Complaints and support

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