Social Landlords In London

Housing associations and councils with homes in London, rated by their own tenants.

What Is The Best Housing Association In London?

Going by what their own tenants say, the highest-rated housing association with 1,000 or more homes in London is Housing 21 (older people's housing), where 89.8% of tenants are satisfied with the overall service (2024/25 Tenant Satisfaction Measures). The highest-rated council landlord here is London Borough of Camden Council at 71%.

78Landlordsrated, 2024/25

61.7%Satisfiedat the typical landlord based here

341,009Householdson council waiting lists

Thinking of swapping into London? With a mutual exchange you take on the other tenant's landlord, so it pays to know who the landlords are and how their own tenants rate them. This page lists every housing association and council with 250 or more homes in London that publishes tenant survey results, using the same official figures as our landlord league table.

Scores are for each landlord as a whole, not just its homes here. Landlords with fewer than 1,000 homes don't have to publish tenant survey results, so they aren't rated, but they still appear in the council area list below.

Highest Rated

Overall tenant satisfaction.

1Housing 21Older people's housing · 1,728 homes here89.8%
2Sage Homes RP LimitedHousing association · 757 homes here86.2%
3Anchor Hanover GroupOlder people's housing · 4,504 homes here86.1%
4Poplar Housing And Regeneration Community Association LimitedHousing association · 5,545 homes here84.1%
5Paradigm Housing Group LimitedHousing association · 819 homes here82%

Best For Repairs

Tenants satisfied with repairs.

1Housing 21Older people's housing · 1,728 homes here90.1%
2Anchor Hanover GroupOlder people's housing · 4,504 homes here86.2%
3Sage Homes RP LimitedHousing association · 757 homes here82.5%
4Paradigm Housing Group LimitedHousing association · 819 homes here81.1%
5Watmos Community HomesHousing association · 921 homes here79.3%

Best At Listening

Tenants who say their landlord listens and acts.

1Poplar Housing And Regeneration Community Association LimitedHousing association · 5,545 homes here82.8%
2St Mungo Community Housing AssociationHousing association · 1,278 homes here79.2%
3Housing 21Older people's housing · 1,728 homes here79%
4Sage Homes RP LimitedHousing association · 757 homes here78.6%
5Anchor Hanover GroupOlder people's housing · 4,504 homes here74.9%

Lowest Rated

Overall tenant satisfaction, lowest first.

1Tower Hamlets Community HousingHousing association · 2,050 homes here43.8%
2London Borough of Havering CouncilCouncil · 9,147 homes here44.5%
3Karibu Community Homes LimitedHousing association · 1,768 homes here44.9%
4London Borough of LambethCouncil · 23,348 homes here47.2%
5Haringey London Borough CouncilCouncil · 15,415 homes here47.7%

Every Rated Landlord In London

Click a column heading to sort. Names open the landlord's full profile.

Landlord	Homes here	Overall satisfaction	Repairs satisfaction	Listens and acts	Home is safe	Repairs on time	Homes failing Decent Homes	Ombudsman findings against	Regulator grade
Housing 21Older people's housing · mostly elsewhere	1,728	89.8%	90.1%	79%	91.3%	97.3%	0%	–	C1
Sage Homes RP LimitedHousing association · mostly elsewhere	757	86.2%	82.5%	78.6%	92.5%	75.7%	0%	–	–
Anchor Hanover GroupOlder people's housing · mostly elsewhere	4,504	86.1%	86.2%	74.9%	91.2%	78.5%	0%	55%	C3
Poplar Housing And Regeneration Community Association LimitedHousing association	5,545	84.1%	70.3%	82.8%	65.2%	96.9%	0%	23.1%	C1
Paradigm Housing Group LimitedHousing association · mostly elsewhere	819	82%	81.1%	70%	84.4%	86.8%	0.7%	53.5%	–
Watmos Community HomesHousing association · mostly elsewhere	921	80.4%	79.3%	72.4%	83.3%	87.5%	0.2%	77.8%	C1
Legal & General Affordable Homes LimitedHousing association · mostly elsewhere	584	79.6%	75.7%	65.1%	85%	86.1%	0%	–	C1*
St Mungo Community Housing AssociationHousing association	1,278	79%	75.9%	79.2%	82.9%	87%	3.8%	–	C2
Look Ahead Care and Support LimitedHousing association	818	78.9%	76.8%	74.2%	78.4%	86%	1.4%	–	C2
Local SpaceHousing association	1,453	75.3%	75.8%	68.5%	75.8%	74.6%	2.9%	–	C2
Phoenix Community Housing Association (Bellingham and Downham) LimitedHousing association	6,533	74.7%	74%	67.3%	77.4%	95.5%	0.1%	52.3%	C2
Salvation Army Housing AssociationHousing association · mostly elsewhere	689	73.4%	68.5%	64.8%	73.6%	84.1%	6%	–	C2
London Borough of Camden CouncilCouncil	22,654	71%	64.5%	55.9%	77.2%	84.5%	6%	81.3%	–
London Borough of NewhamCouncil	19,032	70.8%	72.2%	63.3%	77.4%	83.8%	26%	67%	C4
London Borough of SuttonCouncil	6,024	69.9%	69.9%	57.2%	73.3%	74.9%	1.2%	95%	C1
London Borough of HounslowCouncil	13,447	69.6%	71.5%	64.7%	72.7%	75.4%	4.1%	67%	C2
Legal & General Affordable Homes (AR) LLPHousing association · mostly elsewhere	307	68.5%	60.3%	51.5%	76.4%	87.1%	0%	–	C1*
Home Group LimitedHousing association · mostly elsewhere	3,762	68.2%	65.6%	61.9%	84.8%	75.3%	0.1%	54.2%	–
Royal Borough of Kensington and ChelseaCouncil	7,008	68.2%	69.1%	60.4%	66.2%	85.1%	31.8%	58.6%	C3
The Industrial Dwellings Society (1885) LimitedHousing association	1,443	68.1%	68.1%	60.2%	74.2%	85.9%	7.9%	–	C2
Estuary Housing Association LimitedHousing association · mostly elsewhere	775	68%	65.3%	61.2%	76.3%	77.7%	0%	63.6%	–
City of London CorporationCouncil	1,923	67.7%	67.4%	55.4%	71.6%	83.1%	17.6%	58.8%	C3
Metropolitan Housing Trust LimitedHousing association	20,526	67.7%	68.2%	55.6%	74.4%	83.4%	2.9%	–	C2
The Guinness Partnership LimitedHousing association · mostly elsewhere	11,380	67.7%	71.3%	60.2%	76.2%	78.3%	0.2%	56.9%	C1
Habinteg Housing Association LimitedHousing association	995	67.2%	66.8%	60.1%	75%	78.8%	0.2%	57.9%	C2
Moat Homes LimitedHousing association · mostly elsewhere	3,903	67.2%	64.3%	58.3%	74.2%	41.3%	0%	61.7%	C2
Sage Rented LimitedHousing association · mostly elsewhere	250	66.7%	65.3%	60.6%	80.8%	67.9%	0%	34.5%	–
The Riverside Group LimitedHousing association · mostly elsewhere	14,411	66.6%	70%	58.6%	74.5%	76.1%	0.5%	71%	–
City of Westminster CouncilCouncil	11,962	66.5%	64.6%	63.4%	70.5%	83.5%	4.5%	55.2%	C1
London Borough of IslingtonCouncil	25,737	66.5%	69.9%	59.3%	71.3%	76.4%	4%	64.6%	C3
Royal Borough of GreenwichCouncil	20,070	66%	74.8%	55.8%	74.6%	67.2%	1.9%	66.9%	–
London Borough of RedbridgeCouncil	4,674	65.8%	70.3%	54.7%	71.6%	93.4%	6.7%	89.2%	–
Orbit Group LimitedHousing association · mostly elsewhere	519	65.6%	64.3%	57.3%	79.8%	67.4%	0.5%	55.3%	–
Hyde Housing Association LimitedHousing association	12,902	65.5%	67.9%	65.8%	76.4%	84.8%	1.2%	59.5%	C1
Gateway Housing Association LimitedHousing association	2,889	65.1%	69.4%	54%	69%	85.9%	0.1%	46.2%	–
Paragon Asra Housing LimitedHousing association	8,136	64.8%	60.2%	57.1%	77.5%	84.1%	0%	71.6%	C1
London Borough of WandsworthCouncil	17,468	64.7%	57.8%	50.2%	69.5%	81.4%	3.6%	65.5%	C3
Places for People Group LimitedHousing association · mostly elsewhere	2,271	64.3%	63.8%	61.5%	70.7%	47.1%	0.1%	69.6%	C1
Royal Borough of Kingston Upon ThamesCouncil	4,463	64%	67%	50.1%	69.7%	95.1%	14%	75%	C3
Hastoe Housing Association LimitedHousing association · mostly elsewhere	256	63.9%	61.7%	52.4%	76.2%	80.3%	0.4%	–	C2
Sanctuary Housing AssociationHousing association · mostly elsewhere	6,813	63.9%	66.5%	53.5%	73.1%	69.6%	0.2%	57.5%	C1
Clarion Housing Group LimitedHousing association	42,408	63.7%	63.7%	57.1%	69.8%	76.3%	0.6%	–	C2
Origin Housing LimitedHousing association	4,968	63.6%	70.7%	59.1%	73.9%	87.2%	0.9%	59.8%	C1
Croydon Churches Housing Association LimitedHousing association	1,428	63.5%	62.4%	52.9%	68.5%	89.1%	0%	–	C1
Sovereign Network GroupHousing association · mostly elsewhere	13,850	63.1%	67.6%	53%	74.4%	68.6%	2.1%	67%	C2
Southern HousingHousing association · mostly elsewhere	29,017	63%	65.3%	59.3%	78%	72.9%	0.4%	68.9%	C2
London Borough of Hammersmith and FulhamCouncil	11,983	62.7%	65.8%	62.5%	73.3%	86.2%	4.1%	64.5%	C1
London Borough of Waltham ForestCouncil	10,198	62.1%	62.6%	56.2%	68.6%	78.8%	18.8%	56%	C2
YMCA St Paul's GroupHousing association	1,092	61.7%	68.9%	64.6%	75%	75.7%	0%	–	–
London Borough of EnfieldCouncil	10,455	61.6%	71.7%	68.9%	82.9%	87.5%	5.3%	76.4%	C1
Newlon Housing TrustHousing association	7,320	61.2%	65.2%	54.5%	69.6%	71.8%	0%	58.6%	C2
Richmond Housing Partnership LimitedHousing association	7,587	61.1%	61.2%	47.3%	67.2%	80.1%	0%	64.3%	–
A2Dominion Housing Group LimitedHousing association · mostly elsewhere	11,997	60.7%	63.7%	54.6%	71.8%	73.9%	0.2%	67.3%	–
London Borough of Tower HamletsCouncil	11,985	60.1%	62.9%	53.4%	67.7%	75.6%	20.1%	74.8%	C3
London Borough of BarnetCouncil	9,115	59.4%	62.8%	49.9%	65.6%	59%	2.9%	79.7%	C1
London Borough of HillingdonCouncil	10,445	59%	67%	51.7%	74.1%	85.7%	18.2%	76.2%	C2
Peabody TrustHousing association	62,906	58.7%	64.1%	51.3%	70.4%	73.5%	0.1%	55.8%	C2
East End Homes LimitedHousing association	2,367	58.2%	57.6%	52.7%	68.9%	81.6%	4.1%	58.3%	–
Southwark CouncilCouncil	37,062	58.2%	65.2%	50.6%	68.2%	80%	22.9%	75.4%	C3
Islington and Shoreditch Housing Association LimitedHousing association	2,339	57.5%	63.2%	49%	74.1%	79.7%	0%	62.5%	C2
London Borough of HackneyCouncil	21,552	57.4%	63.1%	52.7%	62.6%	88.6%	9.6%	61%	C3
London Borough of EalingCouncil	11,259	56.2%	63.8%	45.9%	66.4%	82.6%	7.1%	88%	C2
Notting Hill GenesisHousing association	39,447	53.8%	57.5%	49.1%	65.5%	73.2%	0.4%	54.8%	C3
London Borough of Barking and DagenhamCouncil	15,723	53.7%	62.7%	40.2%	55.1%	89.8%	9.2%	77.8%	–
London & Quadrant Housing TrustHousing association	69,121	53.5%	62.7%	46.7%	65.2%	71.1%	1.6%	66.5%	C2
London Borough of CroydonCouncil	13,347	52.8%	56.3%	42.9%	62.2%	90.6%	7.2%	69%	–
London Borough of HarrowCouncil	4,790	52.1%	56.8%	41.4%	65.2%	47.6%	2.8%	85.7%	–
Christian Action (Enfield) Housing Association LimitedHousing association	1,397	51.6%	44.9%	44.4%	64.1%	91%	3.7%	–	–
Octavia HousingHousing association	4,926	51.5%	52.1%	44.5%	65.6%	–	0.4%	65.2%	–
London Borough of LewishamCouncil	14,660	50.8%	57.9%	43.9%	61.4%	68.9%	17.4%	84.2%	–
Wandle Housing Association LimitedHousing association	6,775	49.8%	51.1%	42.8%	64.2%	67%	1.7%	69.2%	C2
Hexagon Housing Association LimitedHousing association	4,288	48.8%	53.2%	41.8%	62.1%	88.6%	0.3%	82.1%	C2
London Borough of BrentCouncil	8,080	47.8%	51.3%	39.2%	61.9%	77.9%	4.8%	61.4%	C3
Haringey London Borough CouncilCouncil	15,415	47.7%	48.7%	43.4%	58.3%	61.9%	19.5%	85.8%	–
London Borough of LambethCouncil	23,348	47.2%	55.9%	44%	61.7%	85.4%	11.5%	89.1%	C2
Karibu Community Homes LimitedHousing association	1,768	44.9%	56.1%	38%	55%	82.4%	5.8%	92.6%	C2
London Borough of Havering CouncilCouncil	9,147	44.5%	55.1%	32.3%	51.7%	95%	2.8%	77.8%	–
Tower Hamlets Community HousingHousing association	2,050	43.8%	50.4%	34.8%	46.7%	78.1%	1.9%	–	C1

Green is better than the median English landlord, amber is worse. "Mostly elsewhere" means most of the landlord's homes are in another region. Ombudsman findings against: the share of the Housing Ombudsman's findings about the landlord that found maladministration, shown when there were 5 or more cases. Regulator grade: the consumer standards grade, from C1 (best) to C4, for landlords inspected so far.

Who Owns The Homes In Each Council Area

The biggest social landlords in each council area by homes owned there, with their overall tenant satisfaction where it's published, and how many households are on the council's waiting list.

Council area	Biggest landlords there	Households waiting	Council homes swapped
Barking and Dagenham	London Borough of Barking and Dagenham 15,723 homes · 53.7% satisfied London & Quadrant Housing Trust 3,176 homes · 53.5% satisfied Clarion Housing Association Limited (part of Clarion Housing Group Limited) 1,057 homes · 63.7% satisfied	4,253	74
Barnet	London Borough of Barnet 9,115 homes · 59.4% satisfied Notting Hill Genesis 2,854 homes · 53.8% satisfied Peabody Trust 1,718 homes · 58.7% satisfied	3,485	11
Bexley	London & Quadrant Housing Trust 5,044 homes · 53.5% satisfied Orbit Housing Association Limited 3,965 homes Peabody Trust 2,859 homes · 58.7% satisfied	1,640	–
Brent	London Borough of Brent 8,080 homes · 47.8% satisfied Sovereign Network Group 5,643 homes · 63.1% satisfied Notting Hill Genesis 4,127 homes · 53.8% satisfied	36,534	5
Bromley	Clarion Housing Association Limited (part of Clarion Housing Group Limited) 11,589 homes · 63.7% satisfied Southern Housing 1,427 homes · 63% satisfied Hyde Housing Association Limited 1,302 homes · 65.5% satisfied	3,430	–
Camden	London Borough of Camden Council 22,654 homes · 71% satisfied The Riverside Group Limited 2,775 homes · 66.6% satisfied Origin Housing Limited 2,454 homes · 63.6% satisfied	8,380	89
City of London	City of London Corporation 1,923 homes · 67.7% satisfied The Guinness Partnership Limited 194 homes · 67.7% satisfied The City of London Almshouses 43 homes	800	5
Croydon	London Borough of Croydon 13,347 homes · 52.8% satisfied Southern Housing 3,754 homes · 63% satisfied London & Quadrant Housing Trust 2,321 homes · 53.5% satisfied	8,559	30
Ealing	London Borough of Ealing 11,259 homes · 56.2% satisfied Peabody Trust 4,814 homes · 58.7% satisfied A2Dominion Homes Limited (part of A2Dominion Housing Group Limited) 2,642 homes · 60.7% satisfied	7,813	16
Enfield	London Borough of Enfield 10,455 homes · 61.6% satisfied London & Quadrant Housing Trust 2,033 homes · 53.5% satisfied Metropolitan Housing Trust Limited 1,481 homes · 67.7% satisfied	6,656	25
Greenwich	Royal Borough of Greenwich 20,070 homes · 66% satisfied London & Quadrant Housing Trust 5,926 homes · 53.5% satisfied Peabody Trust 4,322 homes · 58.7% satisfied	25,377	67
Hackney	London Borough of Hackney 21,552 homes · 57.4% satisfied Peabody Trust 5,614 homes · 58.7% satisfied Sanctuary Housing Association 2,838 homes · 63.9% satisfied	7,841	43
Hammersmith and Fulham	London Borough of Hammersmith and Fulham 11,983 homes · 62.7% satisfied Notting Hill Genesis 4,778 homes · 53.8% satisfied The Guinness Partnership Limited 2,750 homes · 67.7% satisfied	2,079	38
Haringey	Haringey London Borough Council 15,415 homes · 47.7% satisfied London & Quadrant Housing Trust 2,760 homes · 53.5% satisfied Metropolitan Housing Trust Limited 2,008 homes · 67.7% satisfied	14,179	28
Harrow	London Borough of Harrow 4,790 homes · 52.1% satisfied Home Group Limited 838 homes · 68.2% satisfied A2Dominion Homes Limited (part of A2Dominion Housing Group Limited) 802 homes · 60.7% satisfied	2,122	9
Havering	London Borough of Havering Council 9,147 homes · 44.5% satisfied London & Quadrant Housing Trust 1,954 homes · 53.5% satisfied Swan Housing Association Limited 879 homes	2,651	24
Hillingdon	London Borough of Hillingdon 10,445 homes · 59% satisfied Peabody Trust 1,745 homes · 58.7% satisfied The Guinness Partnership Limited 1,457 homes · 67.7% satisfied	2,551	2
Hounslow	London Borough of Hounslow 13,447 homes · 69.6% satisfied Notting Hill Genesis 1,267 homes · 53.8% satisfied A2Dominion Homes Limited (part of A2Dominion Housing Group Limited) 1,199 homes · 60.7% satisfied	4,375	0
Islington	London Borough of Islington 25,737 homes · 66.5% satisfied Peabody Trust 5,366 homes · 58.7% satisfied Clarion Housing Association Limited (part of Clarion Housing Group Limited) 3,315 homes · 63.7% satisfied	16,794	102
Kensington and Chelsea	Royal Borough of Kensington and Chelsea 7,008 homes · 68.2% satisfied Peabody Trust 3,699 homes · 58.7% satisfied Notting Hill Genesis 3,695 homes · 53.8% satisfied	2,930	22
Kingston upon Thames	Royal Borough of Kingston Upon Thames 4,463 homes · 64% satisfied Paragon Asra Housing Limited 951 homes · 64.8% satisfied London & Quadrant Housing Trust 359 homes · 53.5% satisfied	1,835	13
Lambeth	London Borough of Lambeth 23,348 homes · 47.2% satisfied Metropolitan Housing Trust Limited 5,058 homes · 67.7% satisfied London & Quadrant Housing Trust 4,066 homes · 53.5% satisfied	29,187	34
Lewisham	London Borough of Lewisham 14,660 homes · 50.8% satisfied London & Quadrant Housing Trust 6,614 homes · 53.5% satisfied Phoenix Community Housing Association (Bellingham and Downham) Limited 6,500 homes · 74.7% satisfied	11,284	22
Merton	Clarion Housing Association Limited (part of Clarion Housing Group Limited) 6,160 homes · 63.7% satisfied Wandle Housing Association Limited 1,324 homes · 49.8% satisfied London & Quadrant Housing Trust 1,068 homes · 53.5% satisfied	11,011	–
Newham	London Borough of Newham 19,032 homes · 70.8% satisfied London & Quadrant Housing Trust 7,823 homes · 53.5% satisfied The Riverside Group Limited 2,317 homes · 66.6% satisfied	41,223	35
Redbridge	London Borough of Redbridge 4,674 homes · 65.8% satisfied London & Quadrant Housing Trust 2,122 homes · 53.5% satisfied Clarion Housing Association Limited (part of Clarion Housing Group Limited) 536 homes · 63.7% satisfied	7,992	14
Richmond upon Thames	Richmond Housing Partnership Limited 6,397 homes · 61.1% satisfied Paragon Asra Housing Limited 1,836 homes · 64.8% satisfied London & Quadrant Housing Trust 588 homes · 53.5% satisfied	2,880	–
Southwark	Southwark Council 37,062 homes · 58.2% satisfied Peabody Trust 3,656 homes · 58.7% satisfied London & Quadrant Housing Trust 3,206 homes · 53.5% satisfied	13,351	71
Sutton	London Borough of Sutton 6,024 homes · 69.9% satisfied Metropolitan Housing Trust Limited 2,113 homes · 67.7% satisfied London & Quadrant Housing Trust 683 homes · 53.5% satisfied	2,870	35
Tower Hamlets	London Borough of Tower Hamlets 11,985 homes · 60.1% satisfied Poplar Housing And Regeneration Community Association Limited 5,535 homes · 84.1% satisfied Clarion Housing Association Limited (part of Clarion Housing Group Limited) 4,336 homes · 63.7% satisfied	28,469	28
Waltham Forest	London Borough of Waltham Forest 10,198 homes · 62.1% satisfied London & Quadrant Housing Trust 5,986 homes · 53.5% satisfied Peabody Trust 2,596 homes · 58.7% satisfied	12,463	26
Wandsworth	London Borough of Wandsworth 17,468 homes · 64.7% satisfied Southern Housing 3,739 homes · 63% satisfied Peabody Trust 2,520 homes · 58.7% satisfied	9,543	26
Westminster	City of Westminster Council 11,962 homes · 66.5% satisfied Peabody Trust 3,943 homes · 58.7% satisfied Notting Hill Genesis 2,952 homes · 53.8% satisfied	6,452	11

Council area names link to our guide for that area. "Council homes swapped" only counts homes the council owns; housing association tenants swap too.

How Do Landlords In London Compare With The Rest Of England?

For the 57 landlords with most of their homes in London, the typical (median) overall satisfaction is 61.7%, against 72.4% for all landlords in England: 10.6 points lower.

Can I Swap My Home With A Tenant In London?

Yes. A mutual exchange lets council and housing association tenants swap homes anywhere in the UK, with both landlords' permission. When you swap, you become the other tenant's landlord's tenant, so it's worth checking that landlord's record on this page first.

Landlords In Other Regions

Or see every region side by side.

East Midlands Eastern London North East North West South East South West West Midlands Yorkshire & Humber Scotland

To see where any one landlord stands on every measure, use Compare Your Landlord.

For the whole sector, read our tenant satisfaction report. To look up any landlord, including Welsh ones, use the landlord directory. See also council housing waiting lists and our place guides for London.

Page last updated: 20th October 2026

Official figures checked 26 October 2026: we look for newly published figures every week, and this page shows the latest available.

Sources: Regulator of Social Housing, Tenant Satisfaction Measures 2024/25, Statistical Data Return (homes by council area) and regulatory judgements; Housing Ombudsman, annual complaints review landlord tables; Ministry of Housing, Communities and Local Government, Local Authority Housing Statistics (waiting lists and council homes). Contains public sector information licensed under the Open Government Licence v3.0.