Tenant satisfaction results 2025/2026
We're pleased to share our Tenant Satisfaction Measures (TSM) results for 2025/26, and even more pleased to report that satisfaction across our housing services has improved compared with last year.
A huge thank you to everyone who took part in the survey. We heard from 2,440 people across our managed homes, representing 16.59% of our tenants. Your feedback helps us understand what's working well and where we need to improve.
While we're encouraged by the progress we've made, we know there's still more to do. Although most of our scores have increased, the improvements are modest and we are focused on delivering better services for our tenants.
One area where we'd particularly like to see improvement is how tenants feel they are treated by their landlord. This score remains at 73%, the same as last year, when tenants were asked whether they feel they are treated fairly and with respect. We know this matters, and we're committed to understanding how we can do better.
Overall satisfaction
This is the percentage of residents who reported that they were satisfied with the overall service provided by Manchester City Council.
Overall satisfaction
Keeping Properties in Good Repair
These results relate to the services we provide in residents home and include performance data as well as resident satisfaction data. We conducted the surveys through a range of collection methods, which included telephone, face-to-face, postal, SMS and Internet. Here’s what residents told us:
Satisfied with repairs
Satisfied with time taken to complete most recent repair
of non-Emergency Repairs were completed within target timescale
* Maximum non-emergency repair target timescales vary by provider: HSG Services and Shout – 28 working days; Grove YHG – 20 working days; Jigsaw MP – 90 working days; S4B – 7 working days; AVRO – 6 weeks.
of Emergency Repairs were completed within target timescale
* Maximum emergency repair target timescales vary by provider: HSG Services, AVRO and Shout – 3 hours; Grove YHG and S4B – 1 working day; Jigsaw MP – 24 hours.
Homes that do not meet the Decent Homes Standard
Satisfied the home is well maintained
Maintaining Building Safety
These results relate to the safety aspect of the home and building. The performance data is collected by the landlord and there is also satisfaction rate on how safe residents feel the home we provide is.
of residents agree that we provide a home that is safe.
Gas safety checks completed
Fire safety checks completed
Asbestos safety checks completed
Water safety checks completed
Lift safety checks completed
Respectful and helpful engagement
These questions relate to our ‘Customer Services’ offer, and how satisfied residents are with the services they receive from us.
Satisfied we listen to tenant views and act upon them
Satisfied we keep tenants informed about things that matter to them
Agree that we treat tenants fairly and with respect
Effective complaint Handling
These results relate to our complaint handling process. The performance data is collected by the landlord and resident satisfaction on complaint handling.
Satisfied with our approach to handling complaints
Number of stage 1 complaints per 1,000 homes
Stage 1 complaints responded to within Complaint Handling Code timescales
Number of Stage 2 complaints per 1,000 homes
Stage 2 complaints responded to within Complaint Handling Code timescales
Responsible Neighbourhood Management
These questions relate to the services we provide in our Neighbourhoods and Communities, measured by performance data and satisfaction obtained from residents.
Satisfied we make a positive contribution to neighbourhoods
Satisfied with our approach to handling anti-social behaviour
Anti-social behaviour cases per 1,000 homes
Satisfied we keep communal areas clean and well maintained
Anti-social behaviour cases involving hate crime per 1,000 homes
Originally implemented on the 1st of April 2023, Tenant Satisfaction Measures (TSM’s) aim to improve the lives of social housing tenants — making sure they are listened to, able to live in safe homes in good repair and their complaints are well handled.
TSM’s were introduced to make landlords’ performance more visible to tenants, and to help tenants hold their landlords to account. It allows complete transparency and enables tenants to compare landlords.
There are 22 tenant satisfaction measures in total, covering five themes;
- Keeping properties in good repair
- Maintaining building safety
- Respectful and helpful engagement
- Effective handling of complaints
- Responsible neighbourhood management
Ten of the measures are collected by landlords through their performance monitoring data. The other 12 measures are ‘perception based’ which are carried out through ‘tenant perception surveys’ with residents.
There is very clear guidance from the Regulator of Social Housing about how these surveys are completed, and all landlords must adhere to these requirements1. As a Social Housing landlord, Manchester City Council has to complete an annual return which confirms their compliance with this requirement.
A total of 2440 surveys were undertaken between Sept 2025 – March 2026. The surveys were carried out across Council owned homes managed in-house and homes managed by a management company.
To ensure as many residents as possible could participate, we used a variety of methods to collect this information. This included: telephone calls, face-to-face sessions, postal options, SMS and email / online options.
TSM’s were introduced to give Landlord’s a clear insight of how their tenants believe they are performing, so they can focus on what needs to be improved to increase satisfaction and deliver a better tenant experience overall. We will use the information to improve services across a range of areas.
What our residents told us in this survey:
- Our Repairs Service needs to improve – delays getting work done, poor quality repairs and poor/lacking communication were all common themes.
- Safety is a concern – People raised not only concerns about the safety of their home, but also the neighbourhoods they live in. There were themes around anti-social behaviour, noise nuisance and challenges linked to living in high-rise flats.
- Investment works are needed – Residents told us their kitchens and/or bathrooms were overdue refurbishment, the condition of homes was a concern for some residents.
- Our Complaints processes need to improve – delays receiving a response, failed promises and a lack of ownership to resolve issues were all key themes.
- Our Neighbourhoods need attention – fly-tipping and unkempt neighbourhoods were common issues raised, and residents told us they need to see more from their Neighbourhood Officer.
- Communication needs to improve – Residents didn’t feel they were particularly well informed about issues that matter to them, nor were they satisfied that their views were always acted upon and listened to.
- Support for vulnerable residents and meeting diverse needs – Residents shared comments about how some of our services had failed to meet their needs or adapt to them, if they were vulnerable. Poor mental health was a primary concern for many, which they felt could be exacerbated by problems in the home.
As part of our commitment to Residents we will develop and publish a dedicated Action Plan linked to these findings. This will be updated quarterly, along with our normal performance updates. The action plan will be published by 1st September 2025 and residents will be communicated with, to ensure they know what action is being taken to learn from their feedback, and improve.
If you want to be involved in our Resident Voice groups, you can find out more information here.
Although much of our Social Housing stock is owned and managed by the Council directly, some properties are managed by different providers. To see how your dedicated management agent is performing, you can view their dedicated TSM performance data here:
Avro Hollows (TMO)
It is a technical requirement to combine all performance data into a single ‘parent’ figure, which is what is reported to the Regulator and published on this page.
Tenant Satisfaction Measures Survey Questionnaire
We are required to publish the questionnaire used to collect Tenant Satisfaction Measures (TSM) survey results.
You can download a copy of the survey questionnaire below to see the questions residents were asked.
Tenant Satisfaction Measures Questionnaire 2025
- pdf - 366Kb
Summary of Approach
- Grove Village PFI: 448
- Miles Platting PFI: 1,290
- Brunswick PFI: 738
- Shout TMO: 98
- Avro Hollows TMO: 312
Relevant tenant population: 14,705 – excludes hostel bed spaces and properties that we lease for temporary accomodation.
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A summary of achieved sample size (number of responses) |
We surveyed tenants across all our managed stock and received a total of 2440 responses, which is equivalent to a sample size of 16.59% |
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Timing of survey |
All surveys were carried out between 26th September 2025 through to 31st March 2026. |
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Collection methods(s) |
We used a range of collection methods across our different providers which included postal, online and telephone. |
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Sample method |
A census approach was used across all aspects of the parent landlord, every household was sent a survey. |
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Summary of the assessment of representativeness of the sample against the relevant tenant population |
Summary of representativeness carried out on property type, tenure, age and number of bedrooms. We found no group was unfairly disadvantaged through the approach we took.
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Details of any weighting applied to generate the reported perception measures |
Weighting was applied to the survey results by MEL Research, who conducted the majority of the fieldwork on our behalf. The survey data was weighted to ensure that the achieved sample was representative of the wider resident population and to minimise the potential for response bias. The weighting characteristics applied were:
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Role of any named external contractor(s) in collecting, generating, or validating the reported perception measures |
Acuity Research & Practice LTD Kwest Research M.E.L Research |
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The number of tenant households within the relevant population that have not been included in the sample frame due to exceptional circumstances |
0 |
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Reasons for any failure to meet the required sample size requirements |
N/A |
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Type and amount of any incentives offered to tenants to encourage survey completion |
Grove Village PFI: Prize draw with three responses selected at random to receive a shopping voucher (1x £100, 1 x £75 and 1 x £50) Miles Platting PFI: Prize draw with five responses selected at random to win £50 shopping voucher. Brunswick PFI: Prize draw with three responses selected at random to win £50 voucher.
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Any other methodological issues likely to have a material impact on tenant perception measures reported |
N/A |
