London Borough of Hounslow (26 004 529)
Category : Housing > Private housing
Decision : Closed after initial enquiries
Decision date : 02 Jun 2026
The Ombudsman's final decision:
Summary: We will not investigate Mr B’s complaint about an Improvement Notice issued by the Council. This is because it was reasonable for Mr B to put in an appeal to the Residential Property Tribunal.
The complaint
- Mr B complains the Council wrongly issued him with an Improvement Notice requiring him to undertake work to a property he owns. Mr B says the Notice was issued too quickly and much of the damage was caused by the tenant, who owes a significant amount of rent. Mr B says the Notice has caused him a lot of distress and has prevented him from being able to start eviction proceedings.
The Ombudsman’s role and powers
- The Local Government Act 1974 sets out our powers but also imposes restrictions on what we can investigate.
- The Act says we cannot normally investigate a complaint when someone has a right of appeal, reference or review to a tribunal about the same matter. However, we may decide to investigate if we consider it would be unreasonable to expect the person to use this right. (Local Government Act 1974, section 26(6)(a), as amended)
- The Residential Property Tribunal considers appeals about certain housing matters including Improvement Notices and Prohibition Orders issued under the Housing Act 2004.
How I considered this complaint
- I considered information provided by Mr B.
- I considered the Ombudsman’s Assessment Code.
My assessment
- Mr B had a right of appeal against this Improvement Notice to the Residential Property Tribunal. This is the process set out in law to challenge an Improvement Notice and we generally expect it to be used. The Tribunal is independent and has the relevant knowledge and expertise to decide such disputes. I find it was reasonable for Mr B to put in an appeal and help with fees is available for people on a low income.
- So, we will not investigate this complaint.
Final decision
- We will not investigate Mr B’s complaint because it was reasonable for him to put in an appeal to the Residential Property Tribunal.
Investigator's decision on behalf of the Ombudsman