Who owns the social housing in Bedford?
Bedford has 14,823 social homes owned by 39 landlords: the council owns 101 (31 March 2025) and housing associations and other registered providers 14,722 (31 March 2026). The largest is bpha with 8,795 (59%). Among the bigger landlords here, the share of tenants satisfied with the overall service in 2024/25 (each landlord's whole stock, not only Bedford) ranges from 53.5% (London & Quadrant Housing Trust) to 91.6% (Cross Keys Homes). England median: 71.8%. Source: Regulator of Social Housing, Tenant Satisfaction Measures 2024/25.
Landlords in Bedford
| Landlord | Homes here | Failing Decent Homes here* | Satisfied overall (TP01) | Not decent, whole stock (RP01) | Repairs on time (RP02) | Complaints per 1,000 (CH01) | Consumer grade |
|---|---|---|---|---|---|---|---|
| bpha | 8,795 (59%) | 3 | 71.8% | 0.0% | 66.6% | 38.5 | C1 |
| Stonewater | 1,460 (10%) | 0 | 61.8% | 0.1% | 74.6% | 106.0 | C2 |
| Peabody Trust | 906 (6%) | 3 | 58.7% | 0.1% | 73.5% | 65.7 | C2 |
| Places for People Group | 479 (3%) | 6 | 64.3% | 0.1% | 47.1% | 29.2 | C1 |
| London & Quadrant Housing Trust | 316 (2%) | 0 | 53.5% | 1.6% | 71.1% | 125.5 | C2 |
| Orbit Group | 312 (2%) | 0 | 65.6% | 0.5% | 67.4% | 87.0 | not graded |
| Amplius Living | 280 (2%) | 0 | 61.8% | 1.4% | 67.4% | 114.4 | C2 |
| Accent Group | 251 (2%) | 0 | 64.1% | 0.0% | 81.3% | 72.2 | not graded |
| Cross Keys Homes | 249 (2%) | 0 | 91.6% | 0.0% | 96.7% | 5.5 | C1 |
| Paradigm Housing Group | 236 (2%) | 0 | 82.0% | 0.7% | 86.8% | 55.2 | not graded |
| The Guinness Partnership | 208 (1%) | 0 | 67.7% | 0.2% | 78.3% | 56.1 | C1 |
| Bedford Citizens Housing Association | 166 (1%) | 0 | — | — | — | — | not graded |
| Anchor Hanover Group | 146 (1%) | 20 | 86.1% | 0.0% | 78.5% | 46.0 | C3 |
| Notting Hill Genesis | 116 (1%) | 0 | 53.8% | 0.4% | 73.2% | 108.3 | C3 |
| Bedford Council council | 101 (1%) | — | — | — | — | — | not graded |
20 more landlords
| Settle Group | 86 (1%) | 0 | 74.7% | 0.0% | 69.5% | 95.6 | not graded |
| Luton Community Housing | 75 (1%) | 2 | — | — | — | — | not graded |
| Hightown Housing Association | 66 (0%) | 0 | 68.3% | 0.0% | 93.7% | 42.4 | not graded |
| Housing 21 | 62 (0%) | 0 | 89.8% | 0.0% | 97.3% | 12.9 | C1 |
| Hastoe Housing Association | 58 (0%) | 0 | 63.9% | 0.4% | 80.3% | 46.9 | C2 |
| IMPAKT Housing & Support | 52 (0%) | 0 | — | — | — | — | not graded |
| The ExtraCare Charitable Trust | 46 (0%) | 0 | — | — | — | — | not graded |
| Sparrow Shared Ownership | 38 (0%) | 0 | — | — | — | — | C1* |
| Heylo Housing Registered Provider | 38 (0%) | 0 | — | — | — | — | not graded |
| Sage Homes RP | 33 (0%) | 0 | 86.2% | 0.0% | 75.7% | 21.5 | not graded |
| Inclusion Housing Community Interest Company | 32 (0%) | 0 | 88.7% | 0.0% | 87.4% | 13.0 | not graded |
| Auckland Home Solutions | 29 (0%) | 0 | — | — | — | — | not graded |
| The Riverside Group | 29 (0%) | 0 | 66.6% | 0.5% | 76.1% | 88.6 | not graded |
| Golden Lane Housing | 24 (0%) | 0 | 78.8% | 0.0% | 96.5% | 40.5 | C1 |
| TBG Open Door | 24 (0%) | 0 | — | — | — | — | not graded |
| Metropolitan Housing Trust | 23 (0%) | 4 | 67.7% | 2.9% | 83.4% | 115.7 | C2 |
| Dimensions (UK) | 22 (0%) | 0 | — | — | — | — | not graded |
| St Johns Homes | 19 (0%) | 0 | — | — | — | — | not graded |
| The Papworth Trust | 14 (0%) | 0 | — | — | — | — | not graded |
| Langley Trust | 12 (0%) | 0 | — | — | — | — | not graded |
* Housing associations only, homes in Bedford (31 March 2026); councils report Decent Homes for their whole stock (RP01). Other columns cover each landlord's whole stock (TSM 2024/25). England medians: satisfied 71.8%, not decent 0.5%, repairs on time 82.5%, complaints 53.9 per 1,000. “—” means the landlord did not report this measure (landlords with fewer than 1,000 homes do not have to).
4 smaller landlords with fewer than 10 homes here (20 homes)
Falcon Housing Association C.I.C, YMCA Chiltern Group, ReSI Homes, Moat Homes
What the grades mean
The Regulator of Social Housing grades landlords on consumer standards (safety, repairs, complaints, tenant voice) from C1 (best) to C4 (serious failings). Grading started in April 2024, so many landlords have not been graded yet. 96% of the social homes in Bedford belong to a landlord that reported Tenant Satisfaction Measures for 2024/25.
Tenant Satisfaction Measures (TSM) are reported by each landlord for its whole stock (or its group), not for one area; survey methods differ and the regulator warns against direct comparison. Figures are for 2024/25, the latest published when this site was built.
Housing association homes are counted on 31 March 2026 (Statistical Data Return), council homes on 31 March 2025 (Live Table 116); the totals mix the two dates. Other areas in East of England.