thirteengroup.co.uk Reviews 

The same reply from someone called Julie from 13 group ring their number and we will look into it for you its rubbish.There is no complaints procedure staff who think that they can break the rules intimidate you withhold letters of support getting to Matt Forrest ,in fact what does he actually do doesnt want to be contacted or his staff are making sure he doesnt know whats going on..I complained i had good reason to and a young woman named Rebecca called me about my complaint which she told me if there is anything else i need to add ask for specifically for her ,i did have something to add guess what she wouldnt take my call staff said she will ring you back ,did she of course not.Truth is they only support people who are bad tenants they dont like you having a nice home it annoys them and they would rather you suffer than a bad tenant.They will make you out to be a liar and a nuisance so who ever you call in the 13 group that is what you are to them.Goverment need to step in and stop paying these companies vast amounts of money and take ownership themselves.These people are not caring but cruel and heartless.I pray to win the lottery to have my own humble place dont want millions just enough to get a decent place away from the decline i see from when 13 group took over our homes.Housing coordinators intercepting emails and replying to them that a person wouldnt be happy in the property she is fighting for and she would moan about the grass verge painting a picture of a tenant to an mp who is she to give her personal opinions and why does she take it upon herself to answer for me.Matt Forrest needs to start looking how his staff treats tenants and make it his job to answer personal emails.He should also wander why he himself is not getting any complaints and how his staff are running this buisness thats what 13 group are a buisness nothing else.

Extremely Poor Service from Thirteen Housing – Tenants Deserve Better!

The service from Thirteen Housing is extremely disappointing. Staff seem to keep passing jobs and responsibilities from one person or department to another instead of actually solving problems. Tenants are left chasing the same issues repeatedly with little or no progress.

Customer service is appalling, with some staff being rude, dismissive and unhelpful. Tenants deserve to be treated with respect, not made to feel like a nuisance when asking for help.

The repairs service is equally disappointing, with repairs not being dealt with properly or in a reasonable time. Tenants pay rent and have every right to expect their homes to be maintained and their concerns taken seriously.

Thirteen Group Housing.

They started renovations in the Central Mews area in Middlesbrough town centre It was started round about June 2025 during that time the renovations that are still been carried out as I write this review gates are still interfering with deliveries they will not provide an alternative drop off point for people who need deliveries of small items constant problems with the water supply not sure if that is sorted yet.

Gates put up to the entrance to the estate that interfere with deliveries security doors left wedged open a parcel that was left in a place that would normally be considered safe before was stolen I did managed to get a refund but that is not the point, the point is a criminal offence was committed.

Thirteen constantly scapegoat tenants for fire alarms constantly crying wolf which is against the fire regulations or the excuse working as intended The fire alarm activations seem to have subsided for now I will keep monitoring them, Investment Team blow damp and mould out of all proportion ask the Assets Team to come round who can not even tell the difference between a bad paint job that has blistered away from the wall or just bad staining that the tenant can easily clean with a some work and a few passes over the stained area, In my opinion they find as many ways as they can to disrupt your life some staff who can not even tell a good job from a bad job they do not even carry damp test meters when they come round so they really are just guessing I personally think the lucky people where the ones who left when the works first started which at some point I will be doing.

Electrics that were suppose to be renovations are not tidy.

Renovations to the windows This is the best good point I can think of windows are still in and seem to be keeping the flat warm which is a positive point for the contractors I wish I could think of more positive points but i am struggling to do so.

they seem to be more obsessed with the communal areas looking nice and the outside looking nice rather than improving peoples flats.

Thirteen housing are an absolute joke who like to uwaste money and tenants life's with disruption of scaffolding. Been up since 22nd July 2026 came 4th September 2026 not finished the work on windows. Scaffolding to come down and wait for a date to paint windows only to have scaffolding put up on property again because no one at thirteen housing knows what they are doing apart from wasting money.

Thirteen Housing in Middlesbrough have brought a new charge out under the heading of 'Management Charge'
Mine works out at £120 per year, no doubt it will go up every year.
I believe it could be illegal, what does anyone else think.

DO NOT BUY SHARED OWNERSHIP WITH THIS COMPANY..
they expect you to do all repairs to home dont service your boiler wont even help with pest control but expect full rent every month..
WORST MISTAKE OF MY LIFE HANDING OVER 80K AND STILL HAVING TO OAY FULL RENT FIR TYE 58 PERCENT I DONT OWN BUT YET IM LEFT TO DEAL WITH REPAIRS NEED

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!