thirteengroup.co.uk Reviews 65

Since 13 took over standards have determined. Yesterday they installed a new combi boiler I asked for inconvenience compensation and they said no. When the previous company tristar did work I was compensated. I lodged a complaint it was denied not even investigated. Even their staff have said it's getting worse.

Thirteen housing does not protect or support their tenants. They believe malicious lies from one neighbour, who CLEARLY has a problem with most people in the street, issues warning letters with zero evidence of any wrongdoing (because there isn’t), come out to inspect your home with no grounds or warning before hand and just harass you. Bit funny how this one neighbour works for them. It seems that it’s easier to get their own tenant out, who has been a good tenant for years, than stand up for them. They are very manipulative in the way they deal with you, especially if they want you out. They literally try any way to push you out your home. I go to work full time. Pay my rent for a house that needs all sorts doing to it. Come home, look after my kids and do nothing to anyone! But somehow they have made me feel so discriminated, insecure and drained. Formal complaint procedure is also a waste of time. It seems their procedure is to do the above. Pointless them writing underneath please call.

Extortionate service charging. I hope prospective leaseholders take note..

Firstly. Building insurance is extortionate. For 20026 it went up from £11.22 to £20.88 per month. No explanation why and billed.

In 3 years it's gone up from £6 to £21.

Management fee went up nearly 30% as well. Apparently there was a massive increase in leaseholder activity?

You have no say over these increases as their complaints just tries to justify what is inefficient spending and waste.

Rent is regulated but 13 use leaseholder fees as a backdoor cash cow to hike costs as they see fit.

Shocking social housing provider.

Stay clear. Save up and get a freehold via mortgage.

28/02/26. The usual save face reply from 13 who will do nothing. Mark my words Bern here before withe their useless CEO.

Keep bidding for the next 124 years. Then you might be able to get another house. And we don’t care you got new born babies and people breaking in every month.
Thanks for that. Keep it up

A certain person has left me feeling like a criminal and the tone of the way she spoke to me was appalling. In all my days, I have never been treated in such a poor fashion. Disgusting how people are treated and made to feel as though they have done something so very wrong.I was overjoyed and overwhelmed at being offered a house only to have it removed over not being able to give my ex husband's address. We have beer divorced for over 20 odd years. I am not privy to such unformation. I filled in everything and more. Clear discrimination and a huge let down over something beyond my control. Me and my family are distraught.

NO, I cannot 'discuss this privately'. I am disgusted at how I have been discriminated against. You raise hopes only to dash them. Your reviews online are very low. Hay shows the kind of business 13 is.

This landlord is so corrept . I took my complaint to stage two !! Anyone can see its lies after lies from them !! I've sent them photos of big rats .the work men just been here one run out on them a big thing !! 30/02/26 .,in their report we have no rats lie after lie . Please read my other review about the smack head that assaulted me why walking my assistant dog and also let his big dog loose on her .video to prove this .. God I hate thirteen housing...Corrupt all the staff are

My13 are the most corrupt housing association going.
Sub contracting work out to other companies and not telling the tenant or sub contractors
That the property in question has asbestos and job carried out unaware other than my13 knowing the truth.
Children in property too. Which now has too be noted on medical records. Exposed to asbestos!!!
Also my13 house absolutely anyone with a simple background check.
Then some of these my13 tenants make our life's hell.
Moving scum into homes and then no follow up.
Scum.

Iv lived in what i thought would be very beneficial unfortunately iv been living in hell iv complaint, and nothing gets done because neibours have different writes as ther are drug uses iv lived is south bank 60 year iv been hear 3 year had my car done mt patio doors poped and my sheds broke into 3 times I won't leave the house because of the people who go ther so now im a recluse

Awaiting my bathroom ceiling , to be skimmed , plastered & painted since February !!
Plasterer turned up in the 17 th November said it was a 2 man job did nothing & left ! Today after booking another appointment complete no show !!! Liberty did not return my call to expain the no show I’ve taken a day off work & lost a days pay , you can’t get a call back from a manager for 5 days , this is absolutely appalling customer service ! If this issue isn’t sorted I’m going to the newspaper !! Behind angry 😤

No customer service. Should be called antisocial housing. Make repairs worse. Let you move in with black mould problems. No ongoing maintenance. I could go on. Private landlords are more empathic. Disgrace to social housing.

After writing a review
Thirteen commented that they are sorry to hear about issues but glad to see it's being rectified

Nothing has been rectified and some jobs have made matters worse

Lost all lighting downstairs in total darkness rang thirteen group to report fault was told could be upto 24 hrs within 40 mins a chap came called Rory came who explained that it was something out of the ordinary but hie expert knowledge he had us back up n running super job Rory we thank you

I’ve received excellent service from Mel A and Sue C when purchasing with them recently. Communication with them both was incredible and they went above and beyond to support me. We had a few issues that were no fault of Thirteen and completely out of their control, this fell back on incorrect information from The Mortgage People (TMP) around my affordability. Mel from Thirteen provided a little more time for me to resolve the issue (which she didn’t have to) and I’m really happy to say we completed and moved in over the weekend! All of my questions were responded to extremely promptly and with kindness and compassion. I really hope the service these two lovely ladies provided is acknowledged, the personal touch they both provided was really appreciated. Thank you both so much! I couldn’t have done this without your amazing support!

Barry O’Shea 26 Salthouse Lane Hull HU1 1HB

It’s now been over two months since my original review, and nothing has changed. I remain stuck in the same unsafe property, while my newborn son continues to witness disturbing behaviour no child should ever be exposed to.

I’ve reported over 30 incidents to Thirteen, only to be met with silence, excuses, and hollow reassurances. I’ve stopped reporting altogether because it’s clear nobody genuinely cares.

This is not just negligence — it’s cruelty. To know that a father and a newborn are suffering, and to choose to dismiss it with generic replies and small talk, is beyond shameful.

Thirteen’s staff have lied, shifted goalposts, and tried to turn the blame back on me as a tenant. Imagine being a human being, entrusted with responsibility, and deciding it’s acceptable to leave a vulnerable family in torment rather than uphold your duty.

I’m a recovering addict who now works daily to help homeless and vulnerable people in Hull. While I dedicate myself to pulling others out of crisis, Thirteen seems determined to drag me and my family further into it — not for lack of resources, but seemingly to protect their own image and pocket.

This isn’t just poor service. It’s a breach of duty, of compassion, and of basic human decency. Thirteen Housing Group, you should be ashamed.

I MOVED TO A BUNGALOW WITH 13 IN JANUARY. OVERALL THE CONDITION OF THE HOME IS EXCELLENT,
ALL ID LIKE TO SAY IS THAT THEIR ELECTRICIAN AND REPAIR TEAM UPDATE THEIR TRAINING ON THE ROLE, AS THEIR LACK OF KNOWLEDGE LEAVES ME BEMUSED.
THE FITTER CAM OVER TO SCREW BACK ON A KITCHEN CUPBOARD, BUT DISMISSED THE IDEA THAT THEY SHOULD ALL BE SECURED WITH WALL BRACKET. juUST SO THIRTEEN STAFF ARE AWARE, ALL KITCHEN WALL CUPBOARDS MUT BE SEURED BY BRACKETS TO THE WALL, TO PREVENT OUR BREACH IN HEALTH AND SAFETY.

If you english/british dont bother, got no chance. Been 4year sharing bedroom with disabled daughter and still no offers, yet bannana boaters get housed in a week !

My mother, 74 has lived on the street for 16 years with Thirteen.
And for years has experienced awful abuse. Physically and mentally.

They started smashing the car up, chucking rocks (some even hit her), verbal abuse, kicking the dog, spitting, urinating in the garden, stealing and breaking garden ornaments etc..

Now these a kid gangs. Kids who run around with balaclavas on and are around 12-15 in age when they do tbis.

It started to escalate the past year. They took to riding motorcycles up and down the street at all hours and then fighting outside.
One had a large knife/sword and was chopping up her bin and tree.
And they started walking up and down the street with guns.
I had a gun pointed at me and that was the last straw.

I sent Thirteen all the evidence including the kid with the knife/gun and asked to move my mother for safety reasons.
They outright refused. Multiple times.

I had a letter from the police/GP etc, kept refusing to move her.
They did NOTHING. Didn't offer support, didnt direct her to somewhere else, didnt do nothing!
Said to 'ring the police'.

If we ring the police we get targeted and it was already escalating with weapons!!

Anyway, another housing association is moving us! And today while the housing officer (the one who REFUSED to help my elderly mother!) came round to get the notice, he witnessed the same kid gang, walking down the street with the same rifle/gun that I reported to him! He was shocked and when I asked if he wanted me to report it to the police his response was 'No point, they probably cant do much as its just how this street is'.
Yet, he told us to keep reporting when we were stuck here?
Basically, we dont care about the weapons on the street as long as they pay rent? Their safeguarding is terrible!!

They ignored the formal complaint I put in and im still debating if I take this and all the proof to the housing ombudsman as its been a major lack of care.
How many other Thirteen tenants are in my situation with NO way out?

Kids with guns is acceptable on thirteen estates.
Knifes are acceptable.
Drug dealing is acceptable.
ASB is fully acceptable.

Have been offered a house with Thirteen?
If you tick the boxes above welcome to heaven. If you dont? Well.. welcome to hell.

EDIT: Not to mention the house was falling to bits.
A kitchen unit collapsed and could have seriously hurt my mother has she been there at the time. We have reported this 5+ times and every time they do a shoddy repair.
But In retrospect this was minor.

I have to live with my neighbours being drug dealers that are absolutely horrible and steal and who are also burglars to pay for more drugs. Me and several other neighbours have reported this multiple times to Elaine Black, however nothing is ever done and instead myself and other normal and innocent neighbours get harassed off of them and thirteen when we are the most normal people around this area and do nothing wrong/do not bother anyone. I have had roughly 4 calls in one day off thirteen and receive at least one call a week off of them and am completely unaware as to why they are making so many false claims about me yet do nothing about the actual real situations that are actually happening ie the drug dealers that are not getting seen to. The police were at the drug dealers house without going in and as soon as they were gone, they were people at the door dealing. They wake me up every single night screaming outside the drug dealers house and I am getting so stressed not just from the complete harassment of thirteen, but then also the drug dealers keeping me up every night and being threatening. The drug dealers also feel the constant need to try to enter my home and come in even after I tell them to leave through the window as it is too risky to open my door. Nothing will ever happen about these horrible druggies and there focus is just constantly seeming to be on the complete wrong things. Please do the right thing!

Thirteen's complaints procedure is very poor. They do not reply to, legitimate, complaints, thus rendering their 'complaints procedure' non existent. If this set up was in direct competition with other providers, they would have, long since, ceased trading.

Update (24.09.25) This matter has now been resolved BUT it was hard work and mentally exhausting to get there.

Selling a house that they owned a percentage of and they have completely mess up our sale of the house, upsetting the buyer so much they have given up on the sale after 6 months of trouble and delays. Awful company.