Decision

Warrington Housing Association Limited (L0518) - Regulatory Judgement: 24 June 2026

Updated 24 June 2026

Applies to England

Our Judgement

	Grade/Judgement	Change	Date of assessment
Consumer	C2 Our judgement is that there are some weaknesses in the landlord delivering the outcomes of the consumer standards and improvement is needed.	First grading	June 2026
Governance	G1 Our judgement is that the landlord meets our governance requirements.	Assessed and unchanged	June 2026
Viability	V1 Our judgement is that the landlord meets our viability requirements and has the financial capacity to deal with a wide range of adverse scenarios.	Assessed and unchanged	June 2026

Reason for publication

We are publishing a regulatory judgement for Warrington Housing Association Limited (Warrington HA) following an inspection completed in June 2026.

This regulatory judgement confirms a consumer grade of C2, a governance grade of G1 and a financial viability grade of V1.

Prior to this regulatory judgement, the governance and financial viability grades for Warrington HA were last updated in November 2025 following a stability check which confirmed a G1 grade for governance and a V1 grade for financial viability. This is the first time we have issued a consumer grade in relation to this landlord.

Summary of the decision

From the assurance gained during the inspection, based on the evidence provided by Warrington HA, we have concluded that there are some weaknesses in Warrington HA delivering the outcomes of the consumer standards and improvement is needed, specifically in relation to outcomes in our Safety and Quality and Neighbourhood and Community standards. Based on this assessment, we have concluded a C2 grade for Warrington HA.

Our judgement is that Warrington HA meets our governance requirements. Warrington HA has provided evidence to demonstrate the effectiveness of its governance arrangements and that it continues to effectively manage the risks of its activities, allowing it to deliver its strategic and charitable objectives. Based on this assessment, we have concluded a G1 grade for Warrington HA.

Our judgement is that Warrington HA meets our financial viability requirements and has the financial capacity to deal with a wide range of adverse scenarios. Warrington HA has a strong financial profile, and its stress testing demonstrates that financial capacity is built into its business plan. Warrington HA has provided appropriate assurance that it has access to sufficient liquidity and has adequate funding in place. Based on this assessment, we have concluded a V1 grade for Warrington HA.

How we reached our judgement

We carried out an inspection of Warrington HA to assess how well it is delivering the outcomes of the consumer standards and meeting our governance and financial viability requirements, as part of our planned regulatory inspection programme. During the inspection, we considered all four of the consumer standards: Neighbourhood and Community Standard, Safety and Quality Standard, Tenancy Standard, and the Transparency, Influence and Accountability Standard.

During the inspection we observed Warrington HA’s board meeting and tenant executive committee, spoke with tenants, held meetings with Warrington HA including its non-executive directors, interviewed staff, and reviewed a wide range of documents provided by Warrington HA.

Our regulatory judgement is based on all the relevant information we obtained during the inspection as well as analysis of information supplied by Warrington HA in its regulatory returns and other regulatory engagement activity.

Summary of findings  

Consumer – C2 – June 2026

In relation to the Safety and Quality Standard, Warrington HA has a good understanding of the condition of its homes, supported by near complete survey coverage and a structured approach to asset management. Warrington HA uses this information to inform and prioritise investment, with clear links between the information it holds on the condition of its homes, capital programmes and longer term financial planning.

Warrington HA demonstrated that it meets its legal health and safety requirements in relation to its homes and associated communal areas with arrangements in place to identify and address issues where they arise. However, Warrington HA was unable to fully demonstrate that its arrangements consistently ensure sustained, reliable safety outcomes for tenants. Identified issues and follow-up actions are not always resolved in a way that prevents recurrence and mitigates ongoing risk to tenants.

Warrington HA’s reporting shows that its repairs and maintenance service performs well against a number of measures including tenant satisfaction. There are some issues with the quality of information held about repairs, and weaknesses in the oversight and control effectiveness. This undermines Warrington HA’s assurance that reported performance reflects tenant overall experience of the service. Repairs are not consistently completed within target timescales or accurately recorded and closed in line with the standard set by Warrington HA.

In relation to damp and mould, Warrington HA has arrangements in place to identify, record and prioritise cases using a risk-based approach. However, it cannot yet evidence that cases are consistently resolved effectively and in a timely manner.

In relation to the Neighbourhood and Community Standard, Warrington HA has established arrangements for managing anti‑social behaviour and works with partners to support safe communities. Through the inspection we identified that Warrington HA needs to continue to improve so that it can demonstrate these arrangements are delivering effective outcomes for tenants. This includes achieving greater clarity on how quickly cases are resolved, whether interventions prevent recurrence, and whether tenants are experiencing sustained improvements in their neighbourhoods.  

In relation to the Transparency, Influence and Accountability Standard, we saw evidence that Warrington HA treats tenants with fairness and respect, and that there is meaningful tenant engagement through its scrutiny arrangements and wider activity. Warrington HA has taken steps to strengthen tenant engagement and ensure that feedback informs service improvements. Warrington HA’s approach to complaints handling aligns with the Housing Ombudsman’s Complaint Handling Code, and oversight is supported by board reporting and arrangements to capture learning from complaints.

Warrington HA demonstrates a clear commitment to improvement, and work is underway to address identified issues. However, current evidence does not yet provide sufficient assurance that tenants are consistently receiving safe, well maintained homes and effective landlord services. We will engage with Warrington HA while it delivers this work to ensure improved outcomes for tenants.

Governance – G1 – June 2026.

During the inspection we saw evidence that Warrington HA’s governance arrangements enable it to effectively manage its risks and provide clear oversight, control and direction for delivering its strategic objectives.

Warrington HA’s board and executive team demonstrate an appropriate understanding of the organisation’s strategy, risk appetite and operating environment. Decision making is informed and evidence-based, supported by established governance structures and a well-developed assurance framework.

Warrington HA regularly reviews its governance arrangements, the most recent external governance review carried out in 2025 concluded that governance arrangements are effective overall. Warrington HA demonstrated that it has responded to the review recommendations including through a strengthening of skills mix on the board and a proactive approach to succession planning.

Warrington HA has a structured and proportionate risk management framework, with clearly articulated risk appetites aligned to its strategic aims. The board has clear ownership of the strategic risk register and receives regular assurance through internal audit, external reviews, and performance reporting.

The board receives timely and comprehensive financial and treasury information which supports informed decision making. Warrington HA provided evidence that regular information on performance facilitates the board to challenge and follow up where improvement is required,

Risk management is embedded within its business planning and governance processes, supported by board ownership of comprehensive stress testing and mitigation planning. These arrangements provide the board with confidence in Warrington HA’s ability to identify, manage and respond to emerging risks.

We gained assurance that value for money consideration is integrated into Warrington HA’s business planning and investment decisions, with regular consideration of alternative delivery models, partnerships and organisational structures to achieve its purpose. Warrington HA’s board receives regular financial and value for money reporting and demonstrates an understanding of cost drivers and emerging pressures.

Viability – V1 – June 2026

Warrington HA’s financial plans are based on prudent and reasonable assumptions, and it continues to forecast compliance with all lender covenants.

Stress testing is comprehensive and demonstrates that Warrington HA has the financial capacity to withstand a wide range of adverse scenarios. Risks including cost inflation, interest rate increases and reduced income can be absorbed within existing financial headroom without reliance on material management action.

Warrington HA maintains sufficient liquidity and has appropriate access to funding, supported by well-established treasury arrangements.

Based on the evidence obtained during the inspection, we have assurance that Warrington HA has the financial strength and resilience required to maintain compliance in most foreseeable circumstances.

Background to the judgement

About the landlord

Warrington HA owns and manages approximately 1,200 social homes primarily located across Warrington and St Helens. Its homes comprise a mix of general needs housing, housing for older people and supported housing, with no tall buildings.

Warrington HA’s group includes a single unregistered subsidiary, LifeTime Homes (Warrington) Limited, that undertakes a limited amount of private rented activity. Warrington HA retains overall responsibility for social housing assets and regulatory compliance. At 31 March 2025 it employs 42 full-time equivalent staff and based on its most recent accounts, reports an annual turnover of £9m.

Warrington HA’s strategy includes plans to deliver approximately 140 new homes over the next five to six years.

Our role and regulatory approach

We regulate for a viable, efficient, and well governed social housing sector able to deliver quality homes and services for current and future tenants.  

We regulate at the landlord level to drive improvement in how landlords operate. By landlord we mean a registered provider of social housing. These can either be local authorities, or private registered providers (other organisations registered with us such as non-profit housing associations, co-operatives, or profit-making organisations). 

We set standards which state outcomes that landlords must deliver. The outcomes of our standards include both the required outcomes and specific expectations we set. Where we find there are significant failures in landlords which we consider to be material to the landlord’s delivery of those outcomes, we hold them to account. Ultimately this provides protection for tenants’ homes and services and achieves better outcomes for current and future tenants. It also contributes to a sustainable sector which can attract strong investment. 

We have a different role for regulating local authorities than for other landlords. This is because we have a narrower role for local authorities and the Governance and Financial Viability Standard, and Value for Money Standard do not apply. Further detail on which standards apply to different landlords can be found on our standards page. 

We assess the performance of landlords through inspections and by reviewing data that landlords are required to submit to us. In Depth Assessments (IDAs) were one of our previous assessment processes, which are now replaced by our inspections programme from 1 April 2024. We also respond where there is an issue or a potential issue that may be material to a landlord’s delivery of the outcomes of our standards. We publish regulatory judgements that describe our view of landlords’ performance with our standards. We also publish grades for landlords with more than 1,000 social housing homes. 

The Housing Ombudsman deals with individual complaints. When individual complaints are referred to us, we investigate if we consider that the issue may be material to a landlord’s delivery of the outcomes of our standards.  

For more information about our approach to regulation, please see Regulating the Standards.

Further information

• Regulating the standards
• Regulatory standards for landlords