Settle Group
74.7% of Settle Group tenants are satisfied with the overall service (Tenant Satisfaction Measures 2024/25), above the England median of 71.8%. Settle Group tenants can swap homes with other social housing tenants through a mutual exchange, with Settle Group's permission.
9,766 homes across 15 council areas, mostly in North Hertfordshire, Central Bedfordshire and St Albans. Registered social landlord no. L4370. 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
Settle Group owns about 9,766 social homes across 15 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.
- North Hertfordshire8,156 Hitchin · Letchworth · Royston
- Central Bedfordshire840 Ampthill · Biggleswade · Dunstable · Flitwick · Houghton Regis · Leighton Buzzard · Sandy
- St Albans184 St Albans · Harpenden
- Welwyn Hatfield97 Hatfield · Welwyn Garden City
- East Hertfordshire90 Bishop's Stortford · Hertford · Ware
- Watford87 Watford
- Bedford86 Bedford
- Broxbourne54 Cheshunt · Hoddesdon · Waltham Cross
- Stevenage46 Stevenage
- South Cambridgeshire39 Cambourne
All 15 council areas (5 more)
- Three Rivers35 Chorleywood · Rickmansworth · Abbots Langley
- Luton28 Luton
- Hertsmere17 Borehamwood · Bushey · Potters Bar · Radlett
- Milton Keynes6 Milton Keynes · Bletchley
- Dacorum1 Berkhamsted · Hemel Hempstead · Tring
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.
| Size | Social rent | Affordable rent |
|---|---|---|
| Bedsit | £100 | £157 |
| 1 bed | £116 | £164 |
| 2 bed | £137 | £216 |
| 3 bed | £149 | £254 |
| 4 bed | £169 | £209 |
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). Settle Group is covered by the judgement on Paradigm Housing Group Limited.
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 Settle Group tenants
No Settle Group tenants have listed a home yet. Are you one? List your home and it will appear here.
Tenant Ratings On Mutual Home Exchange
No tenant ratings yet.
What tenants say
From the regulator's Tenant Satisfaction Measures survey, 2024/25, based on 1,258 tenant responses. Each figure is the share of tenants who said they were satisfied.
Ranked 144th 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: settlegroup.org.uk/about-us/our-performance/tenant-satisfaction-measures-2/.
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, Settle Group had 13 complaint determinations. 50% of findings went against the landlord (sector average 60%).
better than the sector average of 60%
The Housing Ombudsman has published 24 decisions about Settle Group in its searchable archive.
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Housing Association (202440375)
No Maladministration Feb 2026
Decision Case ID 202440375 Decision type Investigation Landlord Settle Group Landlord type Housing Association Occupancy Leaseholder Date 18 February 2026 Background The resident pays a variable service charge. She asked the landlord to i
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Housing Association (202440780)
Partial Maladministration Dec 2025
Decision Case ID 202440780 Decision type Investigation Landlord Settle Group Landlord type Housing Association Occupancy Assured Tenancy Date 12 December 2025 Background The resident moved into the property in March 2024. During the same
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Housing Association (202330572)
Partial Maladministration Jun 2025
The complaint is about the landlord\u2019s handling of: The resident\u2019s reports of damp and mould. Repairs to the bathroom. Repairs to the kitchen draws. The resident\u2019s reports of an infestation of silverfish. This service has al
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Housing Association (202338563)
Partial Maladministration Apr 2025
The complaint is about the landlord\u2019s handling of: Drainage issues. Reports of damage to the resident\u2019s conservatory and sheds. Repairs to the kitchen floor. The resident\u2019s concerns about a gas meter. Requests to replace a ba
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Financial (202314481)
Partial Maladministration Apr 2025
The complaint is about the landlord\u2019s handling of: Grounds maintenance services and window cleaning costs. Queries about communal gas charges and communal cleaning charges for the resident\u2019s building. The associated complaint.
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Financial (202218809)
Partial Maladministration May 2024
The complaint is about the landlord\u2019s handling of: the resident\u2019s request for repairs; the resident\u2019s reports of a pest infestation; the resident\u2019s decant; and the resident\u2019s request for reimbursement for her costs
Source: the Housing Ombudsman decisions archive, checked 12 Oct 2026. To see every case, search the archive for "Settle Group". Most landlords have some upheld complaints; compare the numbers with the landlord's size.
Swapping with a tenant of Settle Group?
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