Sandwell Metropolitan Borough Council
67.0% of Sandwell Metropolitan Borough Council tenants are satisfied with the overall service (Tenant Satisfaction Measures 2024/25), below the England median of 71.8%. Sandwell Metropolitan Borough Council tenants can swap homes with other social housing tenants through a mutual exchange, with Sandwell Metropolitan Borough Council's permission.
27,651 homes in Sandwell. Registered social landlord no. 00CS. 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
Sandwell Metropolitan Borough Council owns about 27,651 social homes across 1 council area (2025/26).
Our place guides in each council area: what it's like to live there.
- Sandwell27,651 Blackheath · Oldbury · Rowley Regis · Smethwick · Tipton · Wednesbury · West Bromwich
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 | £69 | - |
| 1 bed | £84 | £108 |
| 2 bed | £92 | £137 |
| 3 bed | £106 | £157 |
| 4 bed | £117 | £185 |
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 Sandwell Metropolitan Borough Council tenants
No Sandwell Metropolitan Borough Council 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 2,475 tenant responses. Each figure is the share of tenants who said they were satisfied.
Ranked 232nd 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: sandwell.gov.uk/housing/tenant-satisfaction-measures-2024.
Repairs, safety and complaints
From the landlord's own records reported to the regulator for 2024/25.
Repair targets: 40 24
Housing Ombudsman decisions
In the Ombudsman's 2025-26 review, Sandwell Metropolitan Borough Council had 36 complaint determinations. 69% of findings went against the landlord (sector average 60%).
worse than the sector average of 60%
The Housing Ombudsman has published 30 decisions about Sandwell Metropolitan Borough Council in its searchable archive (showing the most recent 30).
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Estate Management (202315368)
Maladministration Nov 2024
The complaint is about the landlord\u2019s handling of the resident\u2019s: reports of boundary issues with her neighbouring property. associated complaint.
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Information and data management (202419119)
Maladministration Nov 2024
The complaint is about the landlord\u2019s: Response to the resident\u2019s reports of damp and mould. Handling of the resident\u2019s reports that a contractor damaged her bedroom flooring. This report also considers the landlord\u2019s c
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Old Property Condition migrated-2025 (202305551)
Outside Jurisdiction Jul 2024
The resident\u2019s complaint is about: The landlord\u2019s decision not to reclassify her property as having two bedrooms rather than three; The landlord\u2019s associated response to her request that it increase the priority banding it ha
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Managing Relations (202212984)
Partial Maladministration Jan 2024
The complaint is about t he landlord\u2019s response to resident\u2019s reports about the condition of: The plastering in the property. The windows, the roof, and the property after a boiler installation. The garden paths and gate. The r
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Managing Relations (202124220)
Partial Maladministration Jan 2024
The complaint is about the landlord\u2019s handling of: Leaks in the property and damage to the resident\u2019s carpet. Reports of damp and mould in the property. The Ombudsman has also considered the landlord\u2019s complaint handling.
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Managing Relations (202204051)
Partial Maladministration Aug 2023
The resident complains about: The landlord\u2019s response to reports of a pest infestation (sewer flies). The landlord\u2019s handling of the resident\u2019s request to be rehoused. The Ombudsman has also investigated the landlord\u2019
Source: the Housing Ombudsman decisions archive, checked 16 Oct 2026. To see every case, search the archive for "Sandwell Metropolitan Borough Council". Most landlords have some upheld complaints; compare the numbers with the landlord's size.
Swapping with a tenant of Sandwell Metropolitan Borough Council?
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