The Property Ombudsman Omdömen 

This body is a complete waste of space and time and if you feel you need to take your concern further i would not bother,
They have no power over Management Companies which need urgently regulating.
Property Ombudsman took months to conduct enquiries . They have no powers over unregulated bodies.
would not discus it with me further and all i got was £100 compensation which did not address the broader issues of the Management Company not adopting or following up health and safety issues not to mention them taking months to reply to enquiries this affecting my re mortgage application

Dont waste your time

Update to my review: just found out the Agent is listed in the Businesses that have not complied with the money laundering regulations (2025 to 2026) Government report. We are always told to make sure a company is legit and regulated. This is for our protection apparently. A regulated company means nothing to me any more, I know for a fact I would stand more chance of getting my money back if I hand it straight to an unregulated scammer.

I contacted the ombudsman months ago regarding an Agent who sold hundreds of off-plan apartments to investors who have lost their money, they had excessively high reservation fees and the reservation contract was set up in a way that I was never going to get my money back even though I queried it at the time and as I understood would only lose the reservation fee if I breached the contract by not exchanging, which I didnt. They also gave my money to an unregulated company whose Director has a questionable background, then said they can't give me my money back because they are just the 3rd party who deal with the transaction. TPO called me a few weeks ago, first words out of their mouth were the Agent is saying your dispute is with the developer not them. I asked if they had spoken to the Agent and they said no not yet. I dont think they had even read the complaint and supporting evidence. Go figure. I closed the complaint. They say they are there for a fair outcome for the consumer but it seems they are more about defending the Agent. It has been the worst experience of my life, has caused massive distress and quite frankly no-one seems to care even the regulators

Liz was amazing!

MINUS 5 stars. Sadly the TPO is nothing more than a lip service. Their fees for reviewing a complaint made to them about one of their members (block managing agents/estate agents) is paid by their member. Rarely do they find in favour against their member as they won't bite the hand that pays their fees (and wages?)

As a result, leaseholders and flat owners are regularly let DOWN by the TPO and this encourages their members (the agents) to continue any bad or poor behaviours and practices.

A joke of a service.

If you see an agent is regulated or a member or the TPO - don't be fooled into thinking it's any guarantee this is a good agent that treats flat owners fairly.

Ironic that in reply to the many bad reviews about the TPO, they ask to contacted further to provide help -but they've failed to provide help in the first place and hence bad reviews.

A zero service.

* Update 22 Dec 25 *
Thanks for your reply TPO.

You won't make independent and fair decisions when your fees are paid by the members who are often forced to complain, as your members (managing agents) often fail to treat leaseholderses fairy and equally. You as the TPO let valid complaints continue. A lip service?

My experience with the Property Ombudsman has been extremely disappointing. I approached them after suffering a significant financial loss due to misleading information I received from an estate agent. Unfortunately, the Ombudsman dismissed my case on what felt like a technicality — simply because the assurances I was given were verbal rather than in writing.

In reality, most communication with estate agents is verbal, and the Ombudsman’s approach effectively means consumers have no protection unless every conversation is recorded. This undermines the purpose of the service and leaves ordinary people exposed, even when the consequences are serious and financially damaging.

Although they acknowledge the situation was frustrating and that the chain collapsed, they still concluded the agent “acted reasonably,” which does not reflect the actual impact or fairness of what occurred. My experience has left me feeling that the system leans heavily toward protecting businesses rather than consumers.

I am grateful the service exists in theory, but in practice I did not feel protected, supported, or treated fairly. I would encourage anyone dealing with agents to get every promise in writing, because otherwise the Ombudsman will not take it into account.

They are only there to protect the estate agents and pocket a salary. A total waste of space. My Estate Failed to pass on an offer to the seller as legally obliged to do so. The Ombudsman stated that they did not understand the complaint and set out a list of what they do not deal with. Fortunately for me, it was the seller who lost out but this organisation are hopeless and illiterate by the sounds of it.

Awful experience. They were over 3 months delayed in provided a response. When I phoned them up they said it can take 6 to 12 months for a response. After making me wait for months for a response, they then say that my complaint is over 12 months (the irony), when a part of my complaint was about a review that was recently posted, and the response came shortly after I complained about their response which felt like retaliation as they couldn’t have come to that conclusion if they reviewed the actual complaint.

NOT RECOMMENDED THIS SERVICE AS THEY FAILED TO HELP US DEAL WITH GREEDY LETTING AGENT

DESPITE MY LOWER, THAN LOW EXPECTATIONS OF THE PROPERTY OMBUDSMAN, HAVING READ SOME OF THE TRUSTEDPILOT REVIEWS......THEY FELL LOWER THAN MY RE-ADJUSTED RIDICULOUSLY LOW EXPECTATIONS!!

I GENUINELY wish that they had NOT bothered wasting my time completing their lengthy forms & wasted time (spending a substantial amount of searching for email correspondence/evidence to support my claims) whilst dealing with health issues snd family bereavement. IM GENUINELY FURIOUS!

There is soooooo much that the Property Ombudsman does NOT deal with in relation to issues with MANAGING AGENTS AND LEASEHOLDERS, that there really is NO POINT BOTHERING!! They were not able to assist with my customer service issues, admin issues, accounts issues, EXCESSIVE or UNREASONABLE CHARGES (set by The 1st Tier Tribunal) OR LEGAL BREACHES OF LAW.....THAT THERE IS ABSOLUTELY NO POINT BOTHERING TO COMPLAINT TO TPO!!

This identifies all the errors this organisation made.
We want regulation within the property industry.
Not a toothless organisation that is only protecting their jobs, not the consumer
ERROR 1: They got the law wrong on conflict of interest

The Ombudsman wrote:

“there was no obligation for FPA to disclose this relationship… as there was no apparent conflict of interest here.”

This statement is factually and legally incorrect.

Why?

Under the Estate Agents Act 1979—Section 21, an estate agent MUST disclose in writing if:

They,

A family member, OR

A business associate

has any personal interest in the transaction.

A solicitor handling the buyer’s side who is the father of the auction manager dealing with the sale IS a connected person in law.

This is exactly the type of relationship the law requires to be disclosed.

The Ombudsman missed a statutory breach.
This is grounds for review on its own.

ERROR 2 — They accepted FPA’s “no reserve price” statement despite your documented reserve

You had stated repeatedly that:

FPA set a reserve price at £205,000.

The Ombudsman states:

“FPA say that no reserve price was set.”

But your own evidence shows:

You were given a reserve

You agreed a reserve

You relied on their valuation

You proceeded on the belief that £205,000 was the minimum

This is a major factual error by the Ombudsman, which directly influenced the outcome.

ERROR 3 — They failed to consider the pattern of linked transactions

You now have 14 examples of the same:

FPA handling sale

Black Pen Associates buying

MTL Law (father) doing conveyancing

Properties undervalued

Immediate resale for substantial profit

The Ombudsman treated your case as an isolated incident, even though the pattern suggests:

systemic undervaluing

preferential sale channel

an ongoing relationship

sellers consistently disadvantaged

Not considering new evidence or systemic issues is grounds for review.
ERROR 4 — They dismissed the conflict of interest without investigation

Their logic:

“FPA worked for you, and the buyer’s solicitor worked for the buyer, so there is no conflict.”

This is not how conflicts are assessed.

A conflict exists when:

A relationship could influence behaviour

Even if both parties are “officially” separate

Even if no wrongdoing is proven

This is a basic misunderstanding of conflict-of-interest rules.

Another review ground.

ERROR 5 — They assumed refurbishment might explain the £96,000 increase (with no evidence)

The Ombudsman wrote:

“It is possible the buyer carried out refurbishment.”

There is no evidence of refurbishment.
Even if there was, they should have:

requested documents

checked planning records

inspected marketing photos

They instead speculated in favour of the agent.

That is procedural error.

ERROR 6 — They ignored FPA’s duty to disclose “referral fees”

They wrote:

“…it is not unusual for an agent to recommend a solicitor…”

Yes — but referral fees MUST be declared in writing.

The agent recommended a solicitor connected by family.
The Ombudsman did not even ask whether a referral fee was paid.

Another legal oversight.

ERROR 7 — They accepted FPA’s excuse that the staff member “no longer works here”

FPA is required under the Code to:

keep records for 6 years

produce them upon request

The Ombudsman accepted:

“The employee no longer works here.”

This is NOT an excuse.
It is a breach.

The Ombudsman failed to enforce the Code.

ERROR 8 — They failed to consider seller vulnerability properly

You told FPA:

you were distressed

you were not in a good place

you relied completely on their advice

FPA:

did not perform a fact find

did not identify vulnerability

did not provide extra support

did not advise you to get independent valuation

did not advise on risks of auction vs private sale

This is a major breach.

The Ombudsman acknowledged this but undervalued the seriousness.

The Property Ombudsman, has given me a great help and support when I had now one to turn to.

They are professional with empathy, understanding, fair and managed to achieve what I requested for.

Justice was served as far as I am concern, thanks to the support and help I received from The Property Ombudsman.

Thank you and keep up the good work.

They are useless. 0 stars. Biased towards property managers. Why do they exist?

Absolutely useless - failed to understand the complaint and flatly refused to entertain any dialogue which could make them think outside their "script"

Helped the real estate agent screw us over - apparently leaving a stench of marijuana, cat urine & cigarette smoke (in a non-smoking property) is "acceptable wear-and-tear".

Don't waste your time complaining to them - may as well talk to a brick wall: it's more consoling!!

If zero stars were possible, TPO would deserve it.

They claim they step in after 8 weeks if an agent hasn’t resolved a complaint — in reality, they hide behind technicalities and paperwork. Instead of protecting consumers, they protect the industry.

I provided evidence, timelines, and proof of poor service from my agent. TPO refused to accept the case because I didn’t have the “final cover letter” the agent never issued. What right do they have to call themselves an Ombudsman if they let agents off the hook on a paperwork loophole?

Most reviewers here say the same: delays, let down, no outcome. TPO are supposed to be independent, but in practice they shield the businesses and leave landlords and tenants out in the cold.

Don’t waste your time thinking TPO will fight for you. They won’t. They favour Estate Agents.

Estate Agent did me over, I mean seriously did me over. I thought the Prop Ombudsman would hold them accountable, it was within their remit, my complaint was just, they waited nearly a year to tell me to go away and didn't even try to help. Ignored my appeal. Waste of time.

Edit (as I can not reply) - I did "reach out" to you with regards to your one-line rejection letter to my 4-page complaint about the Estate Agent in question, you completely ignored it (just like you did to my initial complaint). A bit disingenuous of you to say here that you would do otherwise.

Other reviews speak for themselves. In my own case they counted a single invoice from a property agent as more important evidence than my proof of payment (bank transfer + acknowledgement payment email). Wholly siding with the agents and basically acting as their lapdog. The only plausible explanation, coupled with how others have experienced them, is outright corruption - payments or funding funnelled indirectly from billionaire property agent firms. Hardly the first example of such a thing in the UK. In short: corrupt, unfair and unfit for purpose."

I contacted the property ombudsman after hiring a surveying company to conduct a level 3 building survey.
The report I got from them stated that whilst relatively minor repair works were needed, the house was basically sound.

This couldn’t have been further from the truth. After moving in I discovered that numerous faults had been missed or vastly under reported and I was facing a huge repair bill to rectify. Numerous contractors visited and confirmed this. I was also given reports and photographs to prove evidence that the house was in great need of repair.
The surveying company was not interested in my complaint to them so I contacted the property ombudsman.

I supplied them with all of the evidence I had gathered and explained to them that had I known the true extent of the work needed, I would not have progressed with the purchase of this house.

Whilst it took them months to initially begin the examination of my complaint, it took them all of a few days to dismiss it.
My ‘case handler’ completely ignored my concerns regarding the under reported faults, dismissed the photographs stating that the surveyor could not possibly have seen the damage (this was to the roof that I was told needed some pointing and realignment of tiles, but in fact needs much more, potentially replacing) and completely took the side of the surveying company.

I appealed the decision but was told without further evidence, there was nothing more they could do.
I do not know what further evidence I could provide more than the dozens of photographs, contractor reports and the fact a lot of the damage is clear from street level to those with even a modicum of knowledge.

I was told if I was unhappy with the decision I should take the matter up with the courts. If I had known how useless they would be, I wouldn’t have spent months waiting for them to dismiss my case so quickly.

After reading more about the property ombudsman I am no longer surprised that they sided with the surveying company. They are funded by their members who of course are the ones I am complaining about, so it’s no surprise that they found in their favour.

DO NOT waste your time appealing to these people if you have been taken advantage of or mislead, you really will be wasting many months of your life.

As expected, truly awful service!
LW (not allowed to mention full name) you should be ashamed of yourself! Siding with a company in the wrong. I truly hope you never have to go through this ordeal.

TPO sided with Yopa even though I had proof of them jepodising the sale of my property (found out my rep from Yopa works with TPO so it’s as corrupt as anything)
This service is truly shocking - and as for Yopa - AVOID this company.

Both of the people I dealt with at TPO seem to be uniquely unqualified for their jobs. The total lack of professional curiosity, the lack of awareness of how to conduct an investigation and the apparent lack of understanding as to what constitutes professional behaviour is simply incredibly. I am honestly astonished.

So many of the issues I found with their response to my complaint are repeated in these negative Trustpilot reviews, over and over. TPO employees fail to grasp the basic facts of a complaint; they excuse the bad behaviour of estate agents or even pointedly ignore issues that reflect negatively on them.

It is clear that TPO has systemic problems. For example, they have an internal review process that explicitly excludes reviews of their decisions – what kind of ombudsman fears scrutiny of its own decisions?

From the evident lack of impartiality, it would seem that TPO is little more than a public relations salve for the property industry. They clearly lack the professional rigor of the Energy Ombudsman and the Communications Ombudsman.

30 Sep 2025 - Re: TPOS response below
Who do you think you are fooling? Your 'review' process has so many restrictions and has such a narrow remit that it effectively PREVENTS ANY REASONABLE REVIEW of your decisions. As I said, fear of scrutiny is not a good look for an Ombudsman.