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Housing association · 108,823 homes

How to complain about Peabody, and what to do if they ignore you

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Peabody is London's oldest housing trust, founded in 1862, today managing around 109,000 homes after its 2017 merger with Family Mosaic. It serves a heavily London-weighted stock with significant pre-1939 properties, homes built for a different era of expectations about damp, ventilation and heating.

A street of British terraced social-housing homes

Peabody's age profile means many homes are structurally prone to damp without active management. Tenants reporting mould often face long surveyor wait times. A 2024 independent statutory review highlighted repeated cases where Peabody investigated but failed to action repairs within Awaab's Law-equivalent timeframes (24-hour emergency / 10-working-day significant).

How to complain about Peabody

The route they publish under the statutory Complaint Handling Code. Awaab's Law repair deadlines run in parallel: the complaints clock and the repair clock are separate.

  1. 1

    Stage 1

    Target: 10 working days for response

    Submit via online complaints form, email feedback@peabody.org.uk, or call 0300 123 3456. Acknowledgment within 5 days, response within 10 working days.

  2. 2

    Stage 2

    Target: 20 working days

    Escalate by emailing within 28 days of stage 1. Senior reviewer responds in 20 working days.

  3. 3

    Still not fixed?

    If Peabody miss these deadlines, or 8 weeks pass with no proper answer, you can take the complaint to the Housing Ombudsman, the free service that reviews social-housing complaints. The Ombudsman has already named Peabody in its 2024-25 review for upholding tenants' complaints, so you would not be the first.

Call free: 0800 030 4669

Peabody contact info

Verified from Peabody's own website on 2026-05-18. Always double-check before sending, landlords change contact details.

General customer service
0300 123 3456
Head office address
Peabody, 45 Westminster Bridge Road, London, SE1 7JB
Online complaints form
https://www.peabody.org.uk/contact-us/make-a-complaint/

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  2. Free 25-minute call. We tell you honestly whether you have a case worth pursuing.
  3. If we proceed, your case goes to one of our SRA-regulated panel solicitors. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.
108,823
homes managed
Grade C2
government rating: needs to improve
34
severe maladministration findings (2024-25)
24hr
Awaab's Law emergency repair deadline

How Peabody's own tenants rate them

These are Peabody's own tenants' scores, collected by the housing regulator in 2024-25. We didn't pick the numbers.

RSH TSM 2024-25 · gov.uk source · Peabody's own TSM page

Happy with their landlord overall58.7% vs 71.8% for most landlords (below average)
Happy with repairs64.1% vs 73.6% for most landlords (below average)
Repairs done in good time61.6% vs 69.5% for most landlords (below average)
Home kept in good repair62.6% vs 71.9% for most landlords (below average)
Happy with how complaints are handled28.3% vs 35.5% for most landlords (below average)

Most landlords means the middle score across every social landlord in England in the 2024-25 regulator data. The thin line on each bar marks that middle score.

Peabody: Housing Ombudsman record 2024-25

The independent statutory review of social-housing complaints 2024-25 (published 23 September 2025) named Peabody for upholding tenants' complaints of maladministration over repairs and conditions.

Source: independent statutory complaints review 2024-25. housing-ombudsman.org.uk · published 23 September 2025. See all 2024-25 records.

A real Peabody case decided by an independent ruling

This is a published independent statutory ruling, not our own client. It shows the compensation Peabody was ordered to pay a tenant, and the kind of failing we help you act on.

£3,200
Peabody ordered to pay £3,200 after a roof leak led to damp and mould
independent statutory ruling · case 202128489

Why work with us

Three things we commit to on every case. No fabricated stats.

Clear costs

No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.

A regulated firm

You are dealing with a regulated, authorised firm, not a cold-caller.

Honest advice

We tell you on the first call whether your case is worth pursuing. We are not paid by case volume, so you get a straight answer.

Common issues with Peabody

Based on public statutory complaints records and tenant reports. Awaab's Law deadlines apply regardless of which issue you report.

Damp and mould

Significant hazard: 10 working days to investigate, 5 to complete under Awaab's Law.

We will check the dates, the evidence, and your landlord's response, then tell you honestly whether you have a case worth pursuing.

Read your rights

Leaks and flooding

Emergency hazard: investigate in 24 hours under Awaab's Law.

We will check the dates, the evidence, and your landlord's response, then tell you honestly whether you have a case worth pursuing.

Read your rights

Broken heating and hot water

Emergency hazard: investigate in 24 hours under Awaab's Law.

We will check the dates, the evidence, and your landlord's response, then tell you honestly whether you have a case worth pursuing.

Read your rights

Sample complaint email to Peabody

Copy this, fill in the bracketed details, and send. It cites Section 11, the Fitness Act and Awaab's Law.

See the full sample email
Subject: Formal complaint: disrepair at [your address], Section 11 and Awaab's Law

Dear Peabody,

I am writing to formally complain about disrepair at my home at [your address].

The issue: [describe damp / mould / leak / broken heating / other, be specific about rooms, when it started, and any health impacts].

I reported this on [date] via [phone / email / portal / in person]. The reference number I was given is [reference if any]. To date, no proper repair has been completed.

LEGAL POSITION:

Under Section 11 of the Landlord and Tenant Act 1985, you have a duty to keep the structure and installations of my home in repair.

Under the Homes (Fitness for Human Habitation) Act 2018, my home must be fit for human habitation.

Under Awaab's Law (Section 10A of the Landlord and Tenant Act 1985, in force 27 October 2025), if this hazard is an emergency you must investigate within 24 hours and offer alternative accommodation if the home cannot be made safe. If this hazard is a significant hazard, you must investigate within 10 working days, complete the relevant safety work within 5 working days of finishing that investigation, and provide a written summary of your findings within 3 working days of the investigation.

This letter constitutes formal notice. Please acknowledge within 5 working days and issue a stage-1 response within 10 working days, as required by your published complaints policy and the statutory Complaint Handling Code.

If you fail to respond or to act within these timeframes, I reserve all my rights including escalation to the Housing Ombudsman and a legal claim for compensation.

Yours faithfully,

[Your name]
[Your address]
[Your phone]
[Your email]

Don't want to do this yourself? Use our free letter builder for a PDF, or start a claim with us and we'll handle the whole correspondence.

Frequently asked questions about Peabody

What is Peabody's phone number?
Peabody's general customer service line is 0300 123 3456. (Verified 2026-05-18.)
Where is Peabody's head office?
Peabody's head office is at Peabody, 45 Westminster Bridge Road, London, SE1 7JB. (Verified 2026-05-18.)
How do I complain about Peabody?
Complain to Peabody in writing first, by email or their online form, and keep a copy. Say what is wrong, when you first reported it, and how it affects you. This is a stage 1 complaint and they should reply within about 10 working days. If you are not happy with the reply, ask in writing for a stage 2 review. If they still do not put it right, or 8 weeks pass with no proper answer, you can take the complaint to the Housing Ombudsman for free.
What can I do if Peabody have ignored my repairs?
Put the complaint in writing again and keep a copy, because the legal deadlines run from when Peabody were told about the problem. Under Awaab's Law a significant hazard must be investigated within 10 working days, and an emergency hazard within 24 hours. If nothing happens, follow Peabody's complaints process and keep a record of every stage. We check whether you may have a claim. If you do, we refer you to an SRA-regulated panel solicitor who gives legal advice and runs the case.
How long does Peabody have to fix my repair?
Awaab's Law (added to the Landlord and Tenant Act 1985, in force from 27 October 2025) gives Peabody fixed deadlines. An emergency hazard must be investigated and made safe within 24 hours, and if the home cannot be made safe in that time they must offer somewhere else to stay. A significant hazard, such as damp or mould, must be investigated within 10 working days, and the relevant safety work completed within 5 working days of the investigation ending. They must also send you a written summary of what they found within 3 working days of the investigation.
How do I report damp and mould to Peabody?
Report it to Peabody in writing if you can, by email, their online portal, or by phone with a reference number, and keep a copy. Describe the damp or mould, when it started, and any effect on your health. Reporting in writing matters because the Awaab's Law deadlines only start once you have told Peabody about the hazard. If they do not act within those deadlines, speak to us.
Can I claim compensation from Peabody?
Yes, if you've reported a hazard and Peabody have ignored it past the Awaab's Law deadlines, you may be able to claim compensation. How much depends on how long it went on, how serious it was, and any effect on your health, so we cannot promise a figure. No upfront cost. You only pay if you win, and the fee comes out of the compensation, not your pocket. If you don't win, you pay nothing.
What if Peabody have inspected but done nothing?
An inspection alone doesn't satisfy Awaab's Law. The repair deadline keeps running. Keep records of every inspection date, the surveyor's name, and what they said. This pattern strengthens any future claim significantly.
How do I escalate a complaint about Peabody?
Stage 1: formal complaint to Peabody (10 working days for response). Stage 2: written escalation if dissatisfied (20 working days). If they still do not fix it, or 8 weeks pass with no proper response, you may have a claim, speak to us and we will tell you honestly.

Related

By: Support for Tenants editorial team

Last updated:

Reviewed against current housing law for England and Wales as at 15 June 2026. Checked by our SRA-regulated panel solicitors. This is general information, not legal advice for your specific case. Any compensation figures or ranges shown are illustrative only, not a promise; every case is different.

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