Tenant Satisfaction Measures
The Regulator of Social Housing has introduced Tenant Satisfaction Measures (TSMs). These help check how well landlords are doing at providing good homes and services.
There are 22 measures in total:
-
12 come from tenant surveys
-
10 come from data we already hold
TSMs are designed to raise standards and improve the quality of social housing. They also help make sure landlords are held to account.
The measures focus on five key areas:
-
Keeping homes in good repair
-
Making buildings safe
-
Treating tenants with respect
-
Handling complaints well
-
Managing neighbourhoods responsibly
Quarter 1 Satisfaction Results (April 2025 - June 2025)
The Regulator of Social Housing (RSH) has released the 2023/24 Tenant Satisfaction Measures results, submitted by landlords. This means we can compare our performance against other landlords. The table below compares our performance for quarter one (April — June 2025) with the targets we set for ourselves and against the 23/24 results published by the RSH for private registered providers, which excludes Local Authorities.
Please note, when comparing quarter one results to year-end benchmarks, differences in sample size will occur, as a single quarter includes less data than what a full year would.
Whilst the Regulator only requires us to publish this information annually, feedback from our customers is that it is important that we share information more frequently. We will update this information at least every six months. Where benchmark data is available, we will publish this so that you can see how we compare to other social landlords.
LOW COST RENTAL ACCOMMODATION RESULTS
The below table outlines the satisfaction results from residents living in Low-Cost Rental Accommodation only (LCRA). LCRA includes general needs, supported housing, Housing for Older People, intermediate rent and temporary social housing.
Benchmark data is from the HouseMark year-end Tenant Satisfaction Measures report and is based on Low-Cost Rental Accommodation only, there is none available for Low-Cost Home Ownership. HouseMark collected data from 221 English landlords choosing to submit year-end TSM results for the period April 2023 to March 2024. This included 118 Housing Associations and 103 Local Authorities.
TSM Satisfaction measure |
Quarter one performance 2025/26 |
2025/2026 target |
National Median 2023/2024 |
Performance against target |
Overall satisfaction |
75.9% |
76.5% |
73.2% |
Near target |
Satisfaction with repairs |
78.3% |
73.5% |
73.3% |
In target |
Satisfaction with time taken to complete most recent repair. |
70.7% |
73.0% |
69.4% |
Near target |
Satisfaction that the home is well maintained . |
76.8% |
76.5% |
72.7% |
In target |
Satisfaction that the home is safe. |
82.7% |
84% |
79.0% |
Near target |
Satisfaction that the landlord listens to tenant views and acts upon them. |
73.4% |
72.5% |
72.8% |
In target |
Satisfaction landlord keeps tenants informed about things that matter to them. |
74.4% |
75.0% |
69.5% |
Near target |
Agreement that the landlord treats tenants fairly and with respect |
79.3% |
79.0% |
79.4% |
In target |
Satisfaction with landlords approach to complaints handling. |
33.8% |
41.5% |
37.0% |
Out of target |
Satisfaction that the landlord keeps communal areas clean and well maintained . |
68.5% |
75.5% |
66.8% |
Near target |
Satisfaction that the landlord makes a positive contribution to the neighbourhood. |
63.2% |
64.5% |
64.7% |
Near target |
Satisfaction with the landlord’s approach to handling ASB. |
68.3% |
68.0% |
61.0% |
In target |
Low-Cost Home Ownership — Q1 results (April 2025 — June 2025)
The below table outlines the satisfaction results from residents living in Low-Cost Home Ownership only (LCHO). LCHO includes shared ownership properties (which have not been fully staircased ) . There are no mid-year benchmarking figures available.
TSM satisfaction measure |
Quarter one performance 2025/26 |
2025/2026 target |
National Media (2023/24) |
Performance against target |
Overall satisfaction |
50.0% |
49.5% |
49.6% |
In target |
Satisfaction that the home is safe. |
83.3% |
74.0% |
70.9 |
In target |
Satisfaction that the landlord listens to tenant views and acts upon them. |
50.0% |
41.0% |
37.4% |
In target
|
Satisfaction landlord keeps tenants informed about things that matter to them. |
39.5% |
57.0% |
53.8% |
Out of target |
Agreement that the landlord treats tenants fairly and with respect |
54.3% |
56.0% |
59.2% |
Near target |
Satisfaction with landlords approach to complaints handling. |
7.1% |
25.0% |
19.4% |
Out of target |
Satisfaction that the landlord keeps communal areas clean and well maintained |
60.9% |
64.0% |
46.1% |
Near target |
Satisfaction that the landlord makes a positive contribution to the neighbourhood. |
32.3% |
40.0% |
39.2% |
Out of target |
Satisfaction with the landlord’s approach to handling ASB. |
33.3% |
46.0% |
37.4% |
Out of target |
TSM Management Information Q1 results (April 2025-June 2025)
These are the 10 metrics that come from our systems rather than through a satisfaction survey.
TSM satisfaction measure |
Quarter one performance 2025/26 |
2025/2026 target |
National Media (2023/24) |
% of home that have all the necessary gas checks. |
100% |
99 .9% |
100% |
The % of homes in buildings that have had all the necessary fire risk assessments. |
99.8% |
100% |
100% |
The % of homes in buildings that have asbestos management surveys or re-inspections. |
100% |
100% |
100% |
The % of homes that have had all the necessary legionella risk assessments. |
100% |
100% |
100% |
The % of homes in buildings where communal passenger lifts have necessary safety checks. |
100% |
100% |
100% |
Stage 1 complaints responded to within the Housing Ombudsman’s timescales (LCHO). |
100% |
73.2% |
73.5% |
Stage 1 complaints responded to within the Housing Ombudsman’s timescales (LCRA). |
100% |
82.3% |
86.9% |
Stage 2 complaints responded to within the Housing Ombudsman’s timescales (LCHO). |
75.0% |
78.6% |
78.5% |
Stage 2 complaints responded to within the Housing Ombudsman’s timescales (LCRA). |
95.0% |
83.6% |
87.5% |
% of homes that do not meet Decent Homes Standard |
Annual KPI |
0.5% |
0.07% |
Non-Emergency repairs completed within target timescale. |
92.2% |
81.3% |
80.2% |
Emergency repairs completed within target timescale (24 hours) |
98.5% |
95.3% |
95.3% |
Number of stage 1 complaints per 1,000 homes (LCRA) |
|
Data only |
|
Number of stage 2 complaints per 1,000 homes (LCRA) |
|
Data only |
|
Number of stage 1 complaints per 1,000 homes (LCHO) |
|
Data only |
|
Number of stage 2 complaints per 1,000 homes (LCHO) |
|
Data only |
|
Number of anti-social cases opened per 1,000 homes |
|
Data only |
|
Number of anti-social cases that involved hate incidents opened per 1,000 homes |
|
Data only |
|
Year End 2024/2025 Satisfaction Results
The Regulator of Social Housing requires all social landlords to publish Tenant Satisfaction Measures (TSMs) once per year. We share this information every three months and benchmark how we are performing against other providers where possible to show that we are listening and responding to feedback.
It’s great we are meeting or doing better than our targets in some areas, but we can see there is room for improvement.
We work with our Resident Voice Panel to keep improving how we are performing by looking at where we are not meeting our targets, looking at how similar providers are performing and looking for how we can use best practice within Regenda. Find out more about our performance, here.
Year-end TSM results 2024/2025 (April 2024-March 2025)
The below table outlines the satisfaction results from residents living in Low-Cost Rental Accommodation only (LCRA). LCRA includes general needs, supported housing, Housing for Older People, intermediate rent and temporary social housing.
We have compared our performance against the 23/24 results published by the Regulator of Social Housing for 'all landlords', which includes housing associations and local authorities.
You can view the LCRA survey, here: Tenant Satisfaction Measures survey LCRA script.pdf
TSM satisfaction measure |
Target 2024/2025 |
National Median 23/24 |
April-December 2024 |
Year-end performance 2024/2025 |
Performance against target |
Overall satisfaction |
80% |
71.3% |
75.9% |
76.6% |
Near target
|
Satisfaction with repairs |
80% |
72.3% |
81.2% |
78.1% |
Near target |
Satisfaction with time taken to complete most recent repair |
75% |
67.4% |
74.5% |
73.2% |
Near target |
Satisfaction that the home is well maintained |
80% |
70.8% |
78.8% |
76.8% |
Near target |
Satisfaction that the home is safe |
85% |
76.7% |
84.3% |
84.1% |
Near target |
Satisfaction that the landlord listens to tenant views and acts upon them |
75% |
60.4% |
73.6% |
70.5% |
Near target |
Satisfaction landlord keeps tenants informed about things that matter to them |
75% |
70.3% |
74% |
73% |
Near target |
Agreement that the landlord treats tenants fairly and with respect |
85% |
76.8% |
83% |
80% |
Near target |
Satisfaction with landlords approach to complaints handling |
50% |
34.5% |
49.1% |
43% |
Out of target |
Satisfaction that the landlord keeps communal areas clean and well maintained |
70% |
65.1% |
63.2% |
74.2% |
In target |
Satisfaction that the landlord makes a positive contribution to the neighbourhood |
65% |
63.1% |
65.8% |
65.6% |
In target |
Satisfaction with the landlords approach to handling Anti-Social Behaviour |
65% |
57.8% |
67.8% |
70.4% |
In target
|
Year-end TSM results 2024/2025 (April 2024-March 2025) – Low-Cost Home Ownership
The below table outlines the satisfaction results from residents living in Low-Cost Home Ownership only (LCHO). LCHO includes shared ownership properties (which have not been fully staircased.)
We have compared our performance against the 23/24 results published by the Regulator of Social Housing for 'all landlords', which includes housing associations and local authorities.
You can view the LCHO survey, here: Tenant Satisfaction Measures Survey LCHO.pdf
TSM satisfaction measure |
Target 2024/2025 |
National Median 23/24 |
April-December 2024 |
Year-end performance 2024/2025 |
Performance against target |
Overall satisfaction |
55% |
49.5% |
39.5% |
45.8% |
Out of target |
Satisfaction that the home is safe |
70% |
70.6% |
61.5% |
70.3% |
In target |
Satisfaction that the landlord listens to tenant views and acts upon them |
50% |
37.3% |
36.5% |
40.3% |
Out of target |
Satisfaction landlord keeps tenants informed about things that matter to them |
60% |
53.3% |
48.2% |
54.1% |
Near target |
Agreement that the landlord treats tenants fairly and with respect |
60% |
59.1% |
47.5% |
53.5% |
Out of target |
Satisfaction with landlords approach to complaints handling |
35% |
19.2% |
10.3% |
19.5% |
Out of target |
Satisfaction that the landlord keeps communal areas clean and well maintained |
75% |
46.2% |
62.8% |
63.8% |
Out of target |
Satisfaction that the landlord makes a positive contribution to the neighbourhood |
40% |
39.1% |
36.2% |
37.9% |
Near target |
Satisfaction with the landlords approach to handling Anti-Social Behaviour |
50% |
37.1% |
46.8% |
47.4% |
Near target |
Year-end TSM Management Information results 2024/2025 (April 2024-March 2025).
These are the 10 metrics that come from our systems rather than through a satisfaction survey.
We have compared our performance against the 23/24 results published by the Regulator of Social Housing for 'all landlords', which includes housing associations and local authorities.
TSM Management Information |
Target 2024/2025 |
National Median 23/24 |
April-December 2024 |
Year-end performance 2024/2025 |
Performance against target |
Percentage (%) of homes that have all the necessary gas safety checks (LCRA/LCHO combined) |
100% |
99.9% |
100% |
100% |
In target |
% of homes in buildings that have all the necessary fire risk assessments (LCRA/LCHO combined) |
100% |
100% |
98.4% |
100%
|
In target |
% of homes in buildings that have asbestos management surveys or re-inspections (LCRA/LCHO combined) |
100% |
100% |
100% |
100% |
In target
|
% of homes that have had all the necessary legionella risk assessments (LCRA/LCHO combined) |
100% |
100% |
95% |
100% |
In target |
% of homes in buildings where communal passenger lifts have necessary safety checks (LCRA/LCHO combined) |
100% |
100% |
97.8% |
100% |
In target |
Number of stage 1 complaints received per 1000 homes (LCRA only) |
NA |
42.5 |
13.7 |
56 |
NA |
Number of stage 2 complaints received per 1000 homes (LCRA only) |
NA |
5.7 |
2.6 |
10.7 |
NA |
Stage 1 complaints responded to within the Housing Ombudsman’s timescales (LCRA only) |
100% | 82.3% |
96.5% |
96.6% |
Near target
|
Stage 2 complaints responded to within the Housing Ombudsman’s timescales (LCRA only) |
100% |
83.6% |
90.6% |
91.5% |
Near target
|
Number of stage 1 complaints received per 1000 homes (LCHO only) |
NA |
35.2 |
12.6 |
42.4 |
NA |
Number of stage 2 complaints received per 1000 homes (LCHO only) |
NA |
NA |
2.7 |
15.3 |
NA |
Stage 1 complaints responded to within the Housing Ombudsman’s timescales (LCHO only) |
100% |
73.2% |
92.3% |
95.7% |
Near target |
Stage 2 complaints responded to within the Housing Ombudsman’s timescales (LCHO only) |
100% |
78.6% |
100% |
100% |
In target |
Anti-social behaviour cases opened per 1000 homes (LCRA/LCHO combined) |
NA |
35.5 |
3 |
16.4 |
NA |
Anti-social behaviour cases that involved hate incidents opened per 1000 homes (LCRA/LCHO combined) |
NA |
0.6 |
0.0 |
0.1 |
NA |
RP02-1: Non-Emergency repairs completed within target timescale (LCRA) Target: 60 days |
100% |
81.3% |
93.9% |
92.5% |
Near target
|
RP02-2: Emergency repairs completed within target timescales (LCRA) Target: 24 hours |
100% |
81.3% |
99.7% |
99.2% |
Near target
|
Homes that do not meet the Decent Homes Standard (LCRA) |
0% |
0.5% |
Not reported |
0.03% |
Off target |
We publish outcomes and changes made to our service so that you can see how your views count. Please click here for more information: Customer Feedback - You said, We did
If you would like to find out more about the TSMs or comment on our performance you can do so here: info@regenda.org.uk
Year End 2023/2024 Satisfaction Results
Whilst the Regulator only requires us to publish this information annually, feedback from our customers is that it is important that we share information more frequently. We will update this information at least every six months. Where benchmark data is available, we will publish this so that you can see how we compare to other social landlords.
Year-end TSM results 2023/2024 (April 2023-March 2024).
The below table outlines the satisfaction results from residents living in Low-Cost Rental Accommodation only (LCRA). LCRA includes general needs, supported housing, Housing for Older People, intermediate rent and temporary social housing.
Benchmark data is from the HouseMark year-end Tenant Satisfaction Measures report and is based on Low-Cost Rental Accommodation only, there is none available for Low-Cost Home Ownership. HouseMark collected data from 221 English landlords choosing to submit year-end TSM results for the period April 2023 to March 2024. This included 118 Housing Associations and 103 Local Authorities.
TSM satisfaction measure |
Target 2023/2024 |
National Median 2023/2024 |
April-September 2023 |
Year-end performance 2023/2024 |
Performance against target |
Overall satisfaction |
70% |
69.4% |
72.8% |
71.5% |
In target
|
Satisfaction with repairs |
80% |
70.4% |
74.8% |
71.8% |
Out of target |
Satisfaction with time taken to complete most recent repair. |
80% |
66.4% |
71.9% |
67.3% |
Out of target |
Satisfaction that the home is well maintained . |
75% |
69.4% |
73.0% |
69.5% |
Near target |
Satisfaction that the home is safe. |
85% |
76.1% |
81.2% |
77.3% |
Near target |
Satisfaction that the landlord listens to tenant views and acts upon them. |
65% |
58.9% |
60.7% |
62.8% |
Near target |
Satisfaction landlord keeps tenants informed about things that matter to them. |
70% |
69.5% |
66.5% |
67.2% |
Near target |
Agreement that the landlord treats tenants fairly and with respect |
80% |
76.3% |
75.8% |
75.9% |
Near target |
Satisfaction with landlords approach to complaints handling. |
40% |
33.8% |
34.1% |
38.8% |
Near target |
Satisfaction that the landlord keeps communal areas clean and well maintained . |
70% |
65.5% |
63.2% |
65.4% |
Near target |
Satisfaction that the landlord makes a positive contribution to the neighbourhood. |
60% |
62.5% |
61.3% |
59.4% |
Near target |
Satisfaction with the landlords approach to handling ASB. |
60% |
57.0% |
61.1% |
60.6% |
In target
|
Year-end TSM results 2023/2024 (April 2023-March 2024) – Low-Cost Home Ownership
The below table outlines the satisfaction results from residents living in Low-Cost Home Ownership only (LCHO). LCHO includes shared ownership properties (which have not been fully staircased ) . There are no mid-year benchmarking figures available.
TSM satisfaction measure |
Target 2023/2024 |
April-September 2023 |
Year-end performance 2023/2024 |
Performance against target |
Overall satisfaction |
70% |
42.4% |
42.0% |
Out of target |
Satisfaction that the home is safe. |
85% |
61.8% |
64.0% |
Out of target |
Satisfaction that the landlord listens to tenant views and acts upon them. |
65% |
33.6% |
35.2% |
Out of target |
Satisfaction landlord keeps tenants informed about things that matter to them. |
70% |
51.7% |
50.9% |
Out of target |
Agreement that the landlord treats tenants fairly and with respect |
80% |
46.7% |
45.6% |
Out of target |
Satisfaction with landlords approach to complaints handling. |
40% |
16.7% |
14.9% |
Out of target |
Satisfaction that the landlord keeps communal areas clean and well maintained . |
70% |
59.3% |
61.5% |
Out of target |
Satisfaction that the landlord makes a positive contribution to the neighbourhood. |
60% |
33.7% |
35.1% |
Out of target |
Satisfaction with the landlords approach to handling ASB. |
60% |
35.9% |
44.6% |
Out of target |
Year-end TSM Management Information results 2023/2024 (April 2023-March 2024).
These are the 10 metrics that come from our systems rather than through a satisfaction survey.
TSM Management Information |
Target 2023/2024 |
National Median 2023/2024 |
April-September 2023 |
Year-end performance 2023/2024 |
Performance against target |
% of homes that have all the necessary gas safety checks (LCRA/LCHO combined) |
100% |
99.97% |
100% |
100% |
In target |
% of homes in buildings that have all the necessary fire risks assessments (LCRA/LCHO combined) |
100% |
100% |
98.9% |
97.1%
|
Near target |
% of homes in buildings that have asbestos management surveys or re-inspections (LCRA/LCHO combined) |
100% |
100% |
99.8% |
100% |
In target
|
% of homes that have had all the necessary legionella risk assessments (LCRA/LCHO combined) |
100% |
100% |
74.0% |
100% |
In target |
% of homes in buildings where communal passenger lifts have necessary safety checks (LCRA/LCHO combined) |
100% |
100% |
99.3% |
97.4% |
Near target |
Number of stage 1 complaints received per 1000 homes (LCRA only) |
NA |
39.7 |
21.2 |
59.6 |
NA |
Number of stage 2 complaints received per 1000 homes (LCRA only) |
NA |
5.3 |
2.4 |
9.8 |
NA |
Stage 1 complaints responded to within the Housing Ombudsman’s timescales (LCRA only) |
95% |
85% |
98.4% |
97.3% |
In target
|
Stage 2 complaints responded to within the Housing Ombudsman’s timescales (LCRA only) |
90% |
83.3% |
92.3% |
96.3% |
In target
|
Number of stage 1 complaints received per 1000 homes (LCHO only) |
NA |
NA |
18.0 |
43.8 |
NA |
Number of stage 2 complaints received per 1000 homes (LCHO only) |
NA |
NA |
8.5 |
15.2 |
NA |
Stage 1 complaints responded to within the Housing Ombudsman’s timescales (LCHO only) |
95% |
NA |
100% |
91.8% |
Near target |
Stage 2 complaints responded to within the Housing Ombudsman’s timescales (LCHO only) |
90% |
NA |
81.8% |
94.1% |
In target |
Anti-social behaviour cases relative to the size of the landlord (LCRA/LCHO combined) |
NA |
38.6 |
24.7 |
22. 8 |
NA |
Anti-social behaviour cases that involved hate incidents relative to the size of the landlord (LCRA/LCHO combined) |
NA |
0.7 |
0.1 |
0.2 |
NA |
RP02-1: Non-Emergency repairs completed within target timescale (LCRA) |
100% |
81.5% |
97.1% |
95.1% |
Near target
|
RP02-2: Emergency repairs completed within target timescales (LCRA) |
100% |
94.8% |
98.8% |
98.3% |
Near target
|
Homes that do not meet the Decent Homes Standard (LCRA) |
0% |
0.31% |
NA (Annual Measure) |
0.02% |
Near target
|
We publish outcomes and changes made to our service so that you can see how your views count. Please click here for more information: Customer Feedback - You said, We did
If you would like to find out more about the TSMs or comment on our performance you can do so here: info@regenda.org.uk
Frequently Asked Questions
Our approach to the TSM survey
How do we use the findings?
When is the survey?
Who will contact me?
How will I be contacted?
What number will I be contacted from?
If you are contacted to complete the survey by phone, Pexel will call you from the following number: 020 4538 9096.
They will introduce themselves and let you know that they are calling on behalf of Regenda.