Who owns the social housing in Watford?
Watford has 7,975 social homes owned by 33 landlords: the council owns 47 (31 March 2025) and housing associations and other registered providers 7,928 (31 March 2026). The largest is Watford Community Housing Trust with 4,927 (62%). Among the bigger landlords here, the share of tenants satisfied with the overall service in 2024/25 (each landlord's whole stock, not only Watford) ranges from 58.7% (Peabody Trust) to 82.0% (Paradigm Housing Group). England median: 71.8%. Source: Regulator of Social Housing, Tenant Satisfaction Measures 2024/25.
Landlords in Watford
| 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 |
|---|---|---|---|---|---|---|---|
| Watford Community Housing Trust | 4,927 (62%) | 17 | 71.6% | 0.2% | 58.8% | 24.9 | not graded |
| Origin Housing | 638 (8%) | 0 | 63.6% | 0.9% | 87.2% | 88.6 | not graded |
| Hightown Housing Association | 402 (5%) | 1 | 68.3% | 0.0% | 93.7% | 42.4 | not graded |
| Paradigm Housing Group | 313 (4%) | 1 | 82.0% | 0.7% | 86.8% | 55.2 | not graded |
| Thrive Homes | 277 (3%) | 0 | 74.8% | 0.1% | 73.1% | 134.0 | not graded |
| YMCA Chiltern Group | 253 (3%) | 0 | — | — | — | — | not graded |
| Home Group | 195 (2%) | 0 | 68.2% | 0.1% | 75.3% | 68.4 | C2 |
| Peabody Trust | 173 (2%) | 0 | 58.7% | 0.1% | 73.5% | 65.7 | C2 |
| Sanctuary Housing Association | 139 (2%) | 0 | 63.9% | 0.2% | 69.6% | 114.0 | C1 |
| Clarion Housing Group | 99 (1%) | 0 | 63.7% | 0.6% | 76.3% | 52.7 | C2 |
| Settle Group | 87 (1%) | 0 | 74.7% | 0.0% | 69.5% | 95.6 | not graded |
| Sovereign Network Group | 83 (1%) | 0 | 63.1% | 2.1% | 68.6% | 97.2 | C2 |
| Anchor Hanover Group | 77 (1%) | 8 | 86.1% | 0.0% | 78.5% | 46.0 | C3 |
| Sage Rented | 48 (1%) | 0 | 66.7% | 0.0% | 67.9% | 26.7 | not graded |
| Watford Council council | 47 (1%) | — | — | — | — | — | not graded |
10 more landlords
| The Riverside Group | 41 (1%) | 0 | 66.6% | 0.5% | 76.1% | 88.6 | not graded |
| Legal & General Affordable Homes (AR) | 28 (0%) | 0 | 68.5% | 0.0% | 87.1% | 36.2 | C1* |
| Bespoke Supportive Tenancies | 25 (0%) | 0 | 67.9% | 5.8% | 83.0% | 67.3 | not graded |
| Paragon Asra Housing | 25 (0%) | 0 | 64.8% | 0.0% | 84.1% | 97.4 | C1 |
| Salvation Army Housing Association | 18 (0%) | 0 | 73.4% | 6.0% | 84.1% | 47.5 | C2 |
| Chrysalis Supported Association | 15 (0%) | 0 | — | — | — | — | not graded |
| Places for People Group | 15 (0%) | 0 | 64.3% | 0.1% | 47.1% | 29.2 | C1 |
| Falcon Housing Association C.I.C | 12 (0%) | 0 | — | — | — | — | not graded |
| Sage Homes RP | 11 (0%) | 0 | 86.2% | 0.0% | 75.7% | 21.5 | not graded |
| Progress Housing Group | 10 (0%) | 0 | 76.3% | 0.1% | 84.0% | 71.2 | not graded |
* Housing associations only, homes in Watford (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).
8 smaller landlords with fewer than 10 homes here (17 homes)
Arpeggio Properties, Legal & General Affordable Homes, London & Quadrant Housing Trust, First Priority Housing Association, MTD Housing, Southern Housing, Metropolitan Housing Trust, A2Dominion Housing Group
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 Watford 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.