Social Landlords In The North West

Housing associations and councils with homes in the North West, rated by their own tenants.

What Is The Best Housing Association In The North West?

Going by what their own tenants say, the highest-rated housing association with 1,000 or more homes in the North West 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 Stockport Metropolitan Borough Council at 89.4%.

63Landlordsrated, 2024/25

75%Satisfiedat the typical landlord based here

209,887Householdson council waiting lists

Thinking of swapping into the North West? 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 the North West 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 · 2,807 homes here89.8%
2Stockport Metropolitan Borough CouncilCouncil · 10,953 homes here89.4%
3Hilldale Housing Association LimitedHousing association · 536 homes here89.2%
4Oldham Metropolitan Borough CouncilCouncil · 2,083 homes here89.2%
5Inclusion Housing Community Interest CompanyHousing association · 1,004 homes here88.7%

Best For Repairs

Tenants satisfied with repairs.

1Oldham Metropolitan Borough CouncilCouncil · 2,083 homes here91.5%
2Housing 21Older people's housing · 2,807 homes here90.1%
3Warrington Housing Association LimitedHousing association · 1,353 homes here87.1%
4Anchor Hanover GroupOlder people's housing · 6,554 homes here86.2%
5Arawak Walton Housing Association LimitedHousing association · 1,110 homes here85%

Best At Listening

Tenants who say their landlord listens and acts.

1Stockport Metropolitan Borough CouncilCouncil · 10,953 homes here87.5%
2Inclusion Housing Community Interest CompanyHousing association · 1,004 homes here86.6%
3Hilldale Housing Association LimitedHousing association · 536 homes here84%
4Arawak Walton Housing Association LimitedHousing association · 1,110 homes here83.5%
5Warrington Housing Association LimitedHousing association · 1,353 homes here80.7%

Lowest Rated

Overall tenant satisfaction, lowest first.

1London & Quadrant Housing TrustHousing association · 9,392 homes here53.5%
2Manchester City CouncilCouncil · 15,192 homes here60.1%
3West Lancashire Borough CouncilCouncil · 5,783 homes here62.5%
4Wigan CouncilCouncil · 21,311 homes here63.1%
5Clarion Housing Group LimitedHousing association · 2,979 homes here63.7%

Every Rated Landlord In The North West

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	2,807	89.8%	90.1%	79%	91.3%	97.3%	0%	–	C1
Stockport Metropolitan Borough CouncilCouncil	10,953	89.4%	82.1%	87.5%	90.9%	76.8%	0.1%	–	C1
Hilldale Housing Association LimitedHousing association	536	89.2%	82.4%	84%	88.9%	99.2%	0%	–	–
Oldham Metropolitan Borough CouncilCouncil	2,083	89.2%	91.5%	80.1%	91.1%	100%	0%	–	C3
Inclusion Housing Community Interest CompanyHousing association	1,004	88.7%	71.4%	86.6%	90.3%	87.4%	0%	–	–
Community Gateway Association LimitedHousing association	7,031	86.2%	84.3%	76.3%	88.5%	79.5%	0%	40%	C1
Sage Homes RP LimitedHousing association · mostly elsewhere	328	86.2%	82.5%	78.6%	92.5%	75.7%	0%	–	–
Anchor Hanover GroupOlder people's housing	6,554	86.1%	86.2%	74.9%	91.2%	78.5%	0%	55%	C3
Warrington Housing Association LimitedHousing association	1,353	85.9%	87.1%	80.7%	88.8%	95.4%	0%	–	C2
One Vision Housing LimitedHousing association	13,265	85.5%	80.8%	77.8%	90.3%	87.5%	0%	48.4%	C1
Arawak Walton Housing Association LimitedHousing association	1,110	84.3%	85%	83.5%	86.4%	83.4%	0%	–	C2
Weaver Vale Housing Trust LimitedHousing association	6,592	84%	81.5%	77.5%	86.3%	68.4%	0%	41.7%	C1
Muir Group Housing Association LimitedHousing association	4,108	82.8%	78.3%	73.8%	85.3%	75.8%	0.3%	55.6%	–
Eden Housing Association LimitedHousing association	1,819	82.6%	80%	72%	85.8%	96.5%	0%	–	–
Magenta LivingHousing association	12,760	81.7%	79.6%	66.1%	79.3%	87.3%	0%	61.1%	C1
Together Housing Group LimitedHousing association · mostly elsewhere	15,306	80.6%	85%	73.3%	84.6%	89%	0%	–	C1
South Lakes HousingHousing association	3,364	79.9%	76.5%	71%	86%	78.4%	0%	–	–
Legal & General Affordable Homes LimitedHousing association · mostly elsewhere	356	79.6%	75.7%	65.1%	85%	86.1%	0%	–	C1*
Westmorland and Furness CouncilCouncil	2,559	79.6%	81.6%	67.8%	79.3%	82%	0%	–	C2
Salix Homes LimitedHousing association	7,998	79.3%	77.6%	78.2%	81.2%	82.8%	0.2%	57.1%	C1
Blackpool Borough CouncilCouncil	4,872	79.2%	83.2%	66.1%	79%	92.3%	0%	–	–
First Choice Homes Oldham LimitedHousing association	11,575	78.5%	79%	71.6%	79.7%	76.2%	0%	54.3%	C2
Aspire Housing LimitedHousing association · mostly elsewhere	941	78%	80.3%	68.3%	80.6%	59.4%	0.3%	20%	C1
South Liverpool Homes LimitedHousing association	3,815	78%	76.1%	70.2%	82.4%	90.4%	0%	–	C1
Prima Housing Group LimitedHousing association	2,587	77.6%	78.8%	65.3%	79.4%	78.8%	0%	–	C1
Lancaster City CouncilCouncil	3,602	77.1%	81.5%	66.4%	78.3%	90.4%	0.8%	–	C2
Castles & Coasts Housing Association LimitedHousing association	5,248	76.9%	77.4%	66.7%	80.4%	92.2%	0.3%	30.8%	–
Wythenshawe Community Housing Group LimitedHousing association	13,859	76.9%	79.5%	69.3%	78.8%	85.2%	0%	25%	–
Regenda LimitedHousing association	11,297	76.6%	78.1%	70.5%	84.1%	92.5%	0%	51.7%	C1
Rochdale Boroughwide Housing LimitedHousing association	12,275	76.6%	80.9%	70.9%	82.7%	82.3%	0.3%	54.3%	–
Progress Housing Group LimitedHousing association	7,975	76.3%	80.5%	63.7%	80.5%	84%	0.1%	–	–
Your Housing Group LimitedHousing association	20,271	75%	67.6%	70.3%	81.1%	38.1%	0%	50.5%	C2
Salford City CouncilCouncil	1,207	74.8%	81.8%	68.5%	74.7%	98.7%	0%	–	C2
Calico Homes LimitedHousing association	5,408	74.4%	76%	63.8%	78.8%	82.2%	0.3%	–	C2
Halton HousingHousing association	7,405	74.4%	75.4%	66.5%	80.3%	85.4%	0.2%	65.4%	–
Torus62 LimitedHousing association	40,191	73.8%	76.3%	62.2%	78.9%	97.5%	0.2%	63.3%	C1
ForHousing LimitedHousing association	17,940	73.5%	76.1%	71.9%	79.8%	95%	0%	64%	–
Salvation Army Housing AssociationHousing association	831	73.4%	68.5%	64.8%	73.6%	84.1%	6%	–	C2
Cheshire Peaks & Plains Housing Trust LimitedHousing association	5,096	72.9%	77.4%	63.3%	81.5%	71.2%	1.2%	44.4%	C1
Mosscare St. Vincent's Housing Group LimitedHousing association	8,503	72.9%	73.4%	65.7%	81.2%	77.4%	0%	68.8%	C1
Plus Dane Housing LimitedHousing association	13,541	72.6%	73.5%	61.4%	76.9%	74.5%	0%	47.2%	C2
One Manchester LimitedHousing association	11,926	71.7%	75.3%	65.9%	80.5%	88.8%	0.5%	37.5%	C1
Great Places Housing Group LimitedHousing association	18,586	70.8%	73.9%	65.5%	81.7%	78.4%	0.1%	60.3%	C1
Bury Metropolitan Borough CouncilCouncil	7,672	70.6%	74.9%	58.6%	69.5%	78.8%	0.5%	66.7%	–
Southway Housing Trust (Manchester) LimitedHousing association	6,336	70.5%	68.7%	59.5%	74.8%	82.8%	0%	65%	C2
Livv Housing GroupHousing association	13,158	69.3%	72.6%	59.8%	75%	82.7%	0%	33.3%	C1
Onward Group LimitedHousing association	30,180	68.3%	64%	62.1%	79%	81.8%	0.1%	66.3%	C1
Home Group LimitedHousing association · mostly elsewhere	9,987	68.2%	65.6%	61.9%	84.8%	75.3%	0.1%	54.2%	–
The Guinness Partnership LimitedHousing association	16,958	67.7%	71.3%	60.2%	76.2%	78.3%	0.2%	56.9%	C1
Sage Rented LimitedHousing association · mostly elsewhere	445	66.7%	65.3%	60.6%	80.8%	67.9%	0%	34.5%	–
The Riverside Group LimitedHousing association	34,789	66.6%	70%	58.6%	74.5%	76.1%	0.5%	71%	–
Be One HomesHousing association	19,026	66.3%	72.8%	60.4%	75.4%	79.7%	0.5%	43.8%	C2
Irwell Valley Housing Association LimitedHousing association	7,378	65.6%	66.4%	54.7%	74.7%	77.9%	1.1%	74.3%	–
Cheshire West and Chester CouncilCouncil	5,305	65.5%	67.3%	63.3%	77.1%	75.6%	0%	–	–
Cobalt Housing LimitedHousing association	5,773	65.1%	64.4%	58.5%	66.3%	86.6%	0.2%	100%	C1
Places for People Group LimitedHousing association	12,461	64.3%	63.8%	61.5%	70.7%	47.1%	0.1%	69.6%	C1
Accent Group LimitedHousing association · mostly elsewhere	4,022	64.1%	65%	54.8%	71.2%	81.3%	0%	67.1%	–
Sanctuary Housing AssociationHousing association	11,892	63.9%	66.5%	53.5%	73.1%	69.6%	0.2%	57.5%	C1
Clarion Housing Group LimitedHousing association · mostly elsewhere	2,979	63.7%	63.7%	57.1%	69.8%	76.3%	0.6%	–	C2
Wigan CouncilCouncil	21,311	63.1%	66.2%	49.3%	66.4%	82.5%	9.2%	73.5%	–
West Lancashire Borough CouncilCouncil	5,783	62.5%	59.4%	48.6%	65.2%	85.6%	1.2%	–	C1
Manchester City CouncilCouncil	15,192	60.1%	63.1%	53.8%	65.3%	64.2%	3.3%	58.3%	C2
London & Quadrant Housing TrustHousing association · mostly elsewhere	9,392	53.5%	62.7%	46.7%	65.2%	71.1%	1.6%	66.5%	C2

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
Blackburn with Darwen	Together Housing Association Limited (part of Together Housing Group Limited) 7,633 homes · 80.6% satisfied Great Places Housing Association (part of Great Places Housing Group Limited) 1,100 homes · 70.8% satisfied Places for People Homes Limited (part of Places for People Group Limited) 1,045 homes · 64.3% satisfied	4,490	–
Blackpool	Blackpool Borough Council 4,872 homes · 79.2% satisfied Great Places Housing Association (part of Great Places Housing Group Limited) 1,225 homes · 70.8% satisfied Muir Group Housing Association Limited 430 homes · 82.8% satisfied	11,844	7
Bolton	Be One Homes 17,551 homes · 66.3% satisfied Onward Homes Limited (part of Onward Group Limited) 2,024 homes · 68.3% satisfied Irwell Valley Housing Association Limited 1,330 homes · 65.6% satisfied	21,479	–
Burnley	Calico Homes Limited 5,020 homes · 74.4% satisfied Accent Housing Limited (part of Accent Group Limited) 579 homes · 64.1% satisfied Your Housing Limited (part of Your Housing Group Limited) 194 homes · 75% satisfied	2,543	–
Bury	Bury Metropolitan Borough Council 7,672 homes · 70.6% satisfied Onward Homes Limited (part of Onward Group Limited) 1,284 homes · 68.3% satisfied Irwell Valley Housing Association Limited 1,056 homes · 65.6% satisfied	3,035	43
Cheshire East	The Guinness Partnership Limited 5,499 homes · 67.7% satisfied Cheshire Peaks & Plains Housing Trust Limited 5,054 homes · 72.9% satisfied Plus Dane Housing Limited 4,725 homes · 72.6% satisfied	7,847	–
Cheshire West and Chester	Sanctuary Housing Association 6,282 homes · 63.9% satisfied Weaver Vale Housing Trust Limited 6,145 homes · 84% satisfied Cheshire West and Chester Council 5,305 homes · 65.5% satisfied	5,931	21
Chorley	Jigsaw Homes North 3,662 homes Places for People Homes Limited (part of Places for People Group Limited) 2,022 homes · 64.3% satisfied Accent Housing Limited (part of Accent Group Limited) 590 homes · 64.1% satisfied	1,565	–
Cumberland	Home Group Limited 9,060 homes · 68.2% satisfied The Riverside Group Limited 8,288 homes · 66.6% satisfied Castles & Coasts Housing Association Limited 4,331 homes · 76.9% satisfied	11,494	–
Fylde	Progress Housing Association Limited (part of Progress Housing Group Limited) 2,131 homes · 76.3% satisfied Places for People Homes Limited (part of Places for People Group Limited) 233 homes · 64.3% satisfied Great Places Housing Association (part of Great Places Housing Group Limited) 232 homes · 70.8% satisfied	789	–
Halton	Halton Housing 7,157 homes · 74.4% satisfied The Riverside Group Limited 2,706 homes · 66.6% satisfied Onward Homes Limited (part of Onward Group Limited) 2,498 homes · 68.3% satisfied	1,621	–
Hyndburn	Onward Homes Limited (part of Onward Group Limited) 3,308 homes · 68.3% satisfied Your Housing Limited (part of Your Housing Group Limited) 496 homes · 75% satisfied Accent Housing Limited (part of Accent Group Limited) 474 homes · 64.1% satisfied	2,002	–
Knowsley	Livv Housing Group 12,818 homes · 69.3% satisfied ForHousing Limited 1,879 homes · 73.5% satisfied The Riverside Group Limited 1,016 homes · 66.6% satisfied	2,802	–
Lancaster	Lancaster City Council 3,602 homes · 77.1% satisfied Jigsaw Homes North 780 homes The Guinness Partnership Limited 613 homes · 67.7% satisfied	1,251	23
Liverpool	Torus62 Limited 15,181 homes · 73.8% satisfied The Riverside Group Limited 11,136 homes · 66.6% satisfied Onward Homes Limited (part of Onward Group Limited) 6,568 homes · 68.3% satisfied	14,520	–
Manchester	Manchester City Council 15,192 homes · 60.1% satisfied Wythenshawe Community Housing Group Limited 13,703 homes · 76.9% satisfied One Manchester Limited 11,925 homes · 71.7% satisfied	19,406	36
Oldham	First Choice Homes Oldham Limited 11,356 homes · 78.5% satisfied Oldham Metropolitan Borough Council 2,083 homes · 89.2% satisfied Great Places Housing Association (part of Great Places Housing Group Limited) 1,547 homes · 70.8% satisfied	7,885	3
Pendle	Together Housing Association Limited (part of Together Housing Group Limited) 3,388 homes · 80.6% satisfied Accent Housing Limited (part of Accent Group Limited) 384 homes · 64.1% satisfied Great Places Housing Association (part of Great Places Housing Group Limited) 196 homes · 70.8% satisfied	1,912	–
Preston	Community Gateway Association Limited 6,821 homes · 86.2% satisfied Places for People Homes Limited (part of Places for People Group Limited) 2,269 homes · 64.3% satisfied Onward Homes Limited (part of Onward Group Limited) 1,079 homes · 68.3% satisfied	4,034	–
Ribble Valley	Onward Homes Limited (part of Onward Group Limited) 1,318 homes · 68.3% satisfied Mosscare St. Vincent's Housing Group Limited 367 homes · 72.9% satisfied Great Places Housing Association (part of Great Places Housing Group Limited) 330 homes · 70.8% satisfied	795	–
Rochdale	Rochdale Boroughwide Housing Limited 12,275 homes · 76.6% satisfied The Riverside Group Limited 2,203 homes · 66.6% satisfied The Guinness Partnership Limited 2,127 homes · 67.7% satisfied	7,892	–
Rossendale	Together Housing Association Limited (part of Together Housing Group Limited) 3,669 homes · 80.6% satisfied Places for People Homes Limited (part of Places for People Group Limited) 189 homes · 64.3% satisfied Regenda Limited 175 homes · 76.6% satisfied	1,643	–
Salford	ForHousing Limited 14,734 homes · 73.5% satisfied Salix Homes Limited 7,974 homes · 79.3% satisfied Great Places Housing Association (part of Great Places Housing Group Limited) 2,709 homes · 70.8% satisfied	4,565	8
Sefton	One Vision Housing Limited 10,717 homes · 85.5% satisfied The Riverside Group Limited 2,364 homes · 66.6% satisfied Jigsaw Homes North 1,588 homes	3,382	–
South Ribble	Progress Housing Association Limited (part of Progress Housing Group Limited) 3,763 homes · 76.3% satisfied Accent Housing Limited (part of Accent Group Limited) 660 homes · 64.1% satisfied Onward Homes Limited (part of Onward Group Limited) 382 homes · 68.3% satisfied	2,011	–
St. Helens	Torus62 Limited 13,112 homes · 73.8% satisfied Your Housing Limited (part of Your Housing Group Limited) 1,535 homes · 75% satisfied The Riverside Group Limited 1,122 homes · 66.6% satisfied	8,946	–
Stockport	Stockport Metropolitan Borough Council 10,953 homes · 89.4% satisfied Great Places Housing Association (part of Great Places Housing Group Limited) 1,670 homes · 70.8% satisfied The Guinness Partnership Limited 1,206 homes · 67.7% satisfied	8,208	191
Tameside	Jigsaw Homes Tameside 15,052 homes Onward Homes Limited (part of Onward Group Limited) 2,010 homes · 68.3% satisfied Regenda Limited 1,017 homes · 76.6% satisfied	1,215	–
Trafford	London & Quadrant Housing Trust 8,876 homes · 53.5% satisfied Irwell Valley Housing Association Limited 2,123 homes · 65.6% satisfied Your Housing Limited (part of Your Housing Group Limited) 1,980 homes · 75% satisfied	5,246	–
Warrington	Torus62 Limited 8,841 homes · 73.8% satisfied Your Housing Limited (part of Your Housing Group Limited) 2,062 homes · 75% satisfied Warrington Housing Association Limited 1,326 homes · 85.9% satisfied	8,435	–
West Lancashire	West Lancashire Borough Council 5,783 homes · 62.5% satisfied The Riverside Group Limited 292 homes · 66.6% satisfied Jigsaw Homes North 276 homes	1,331	7
Westmorland and Furness	South Lakes Housing 3,318 homes · 79.9% satisfied Westmorland and Furness Council 2,559 homes · 79.6% satisfied Eden Housing Association Limited 1,711 homes · 82.6% satisfied	8,501	4
Wigan	Wigan Council 21,311 homes · 63.1% satisfied Jigsaw Homes North 1,748 homes Your Housing Limited (part of Your Housing Group Limited) 1,193 homes · 75% satisfied	10,295	125
Wirral	Magenta Living 12,407 homes · 81.7% satisfied The Riverside Group Limited 2,209 homes · 66.6% satisfied Onward Homes Limited (part of Onward Group Limited) 1,601 homes · 68.3% satisfied	5,228	–
Wyre	Regenda Limited 2,851 homes · 76.6% satisfied Jigsaw Homes North 656 homes Great Places Housing Association (part of Great Places Housing Group Limited) 431 homes · 70.8% satisfied	5,744	–

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 The North West Compare With The Rest Of England?

For the 53 landlords with most of their homes in the North West, the typical (median) overall satisfaction is 75%, against 72.4% for all landlords in England: 2.7 points higher.

Can I Swap My Home With A Tenant In The North West?

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 the North West.

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.