Thirteen Housing Group Limited
77.0% of Thirteen Housing Group tenants are satisfied with the overall service (Tenant Satisfaction Measures 2024/25), above the England median of 71.8%. Thirteen Housing Group tenants can swap homes with other social housing tenants through a mutual exchange, with Thirteen Housing Group's permission.
35,789 homes across 18 council areas, mostly in Middlesbrough, Stockton-on-Tees and Hartlepool. Registered social landlord no. L4522. 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
Thirteen Housing Group Limited owns about 35,789 social homes across 18 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.
- Middlesbrough11,949 Middlesbrough
- Stockton-on-Tees11,269 Stockton-on-Tees · Billingham · Thornaby-on-Tees · Ingleby Barwick
- Hartlepool7,374 Hartlepool
- Redcar and Cleveland1,273 Redcar · Guisborough
- Kingston upon Hull, City of767 Kingston upon Hull
- North Yorkshire708 Ripon · Harrogate · Knaresborough · Northallerton · Scarborough · Selby · Skipton · Whitby
- County Durham586 Durham · Bishop Auckland · Chester-le-Street · Consett · Crook · Newton Aycliffe · Peterlee · Seaham · Spennymoor · Stanley
- Darlington396 Darlington
- York304 York
- Sunderland281 Sunderland · Houghton-le-Spring · Washington
All 18 council areas (8 more)
- East Riding of Yorkshire275 Beverley · Bridlington · Cottingham · Goole · Hessle
- Northumberland247 Ashington · Bedlington · Blyth · Cramlington · Hexham · Morpeth
- Gateshead227 Gateshead · Blaydon · Birtley
- Newcastle upon Tyne110 Newcastle upon Tyne
- Bradford10 Bradford · Bingley · Keighley · Shipley
- South Tyneside7 Hebburn · Jarrow · South Shields
- North Tyneside5 Wallsend · Whitley Bay · North Shields
- Babergh1 Acton · Hadleigh · Sudbury
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 | £81 | £99 |
| 1 bed | £93 | £107 |
| 2 bed | £106 | £125 |
| 3 bed | £115 | £137 |
| 4 bed | £126 | £158 |
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 Thirteen Housing Group Limited tenants
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 2,257 tenant responses. Each figure is the share of tenants who said they were satisfied.
Ranked 116th 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: thirteengroup.co.uk/page/tenant-satisfaction-measures.
Repairs, safety and complaints
From the landlord's own records reported to the regulator for 2024/25.
Repair targets: 28 24
Housing Ombudsman decisions
In the Ombudsman's 2025-26 review, Thirteen Housing Group Limited had 27 complaint determinations. 60% of findings went against the landlord (sector average 60%).
worse than the sector average of 60%
The Housing Ombudsman has published 29 decisions about Thirteen Housing Group Limited in its searchable archive.
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Housing Association (202414559)
Maladministration Apr 2025
The complaint is about the landlord's handling of reports of damp and mould and the associated repairs.
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Old Property Condition categories (202331475)
No Maladministration Jan 2025
The complaint is about the landlord\u2019s handling of the resident\u2019s request for redecoration following the landlord\u2019s kitchen repair.
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Financial (202324270)
No Maladministration Jan 2025
The complaint is about the landlord\u2019s: handling of the resident\u2019s arrears. handling of the resident\u2019s rechargeable repairs . response to reports of damp and mould. response to reports of poor staff conduct. response to repo
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Old Complaints Handling categories (202300616)
Maladministration Jan 2025
The complaint is about the landlord\u2019s handling of cracks in the walls, including the associated repairs. The Service has considered the landlord\u2019s handling of the resident\u2019s complaint.
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Managing Relations (202225861)
No Maladministration Feb 2024
The complaint is about the landlord\u2019s handling of reports about staff conduct.
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ASB/Abuse/Nuisance (202117526)
Partial Maladministration Feb 2024
This complaint is about the landlord\u2019s handling of the resident\u2019s: Reports of noise nuisance and anti-social behaviour (ASB). Request to be rehoused. Associated complaint.
Source: the Housing Ombudsman decisions archive, checked 12 Oct 2026. To see every case, search the archive for "Thirteen Housing Group Limited". Most landlords have some upheld complaints; compare the numbers with the landlord's size.
Swapping with a tenant of Thirteen Housing 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.