Orbit Headcorn reviews

★★★★★ 1/5

Trustpilot

Poor management, threats and 'manual adjustments' to accounts.

After a year of poor management, repairs not handled and paying for services that we have not received (window cleaning, car park lights, a property manager!!) I was told this complaint was being looked into only to receive threats to pay arrears that I didn't know I had! Orbit have added a 'manual adjustment' to my account (that is a very similar amount to the rent refund they had to give me when I staircased) without explanation. So not only do you not want to refund us for the services we haven't received, you want to add a further £400+ to my account, not explain why or tell me about it and threaten me? Absolutely shocking!Honestly - AVOID. The headache and service charge isn't worth it.EDIT - I had no monies outstanding so there was no excuse.

C · 11 June 2024

★★★★★ 1/5

Trustpilot

Been getting on to them about the mould…

Been getting on to them about the mould in my bedroom and they keep coming out and taking pictures and not actually doing anything about it people in the same block have had multiple people from orbit go in and out their house for minor repairs but they would be happy for someone who’s struggling to breath to live in a mouldy bedroom absolutely disgusting they keep changing the dates of coming out to repair so I’m going to take matters in to my own hands and write to the papers cause there’s no way this is still going on it’s been happening since we moved in.

Em · 31 May 2024

★★★★★ 1/5

Trustpilot

Lied to and offered substandard accommodation

Where do i start, 9 months ago orbit moved us into a two bed flat which was by our standard lovely, then two months later they decanted us because of structural and electric faults (little did we know they already knew about this for years yet moved us in) next chapter was they moved us into a travel lodge for two weeks, then onto an air b and b where we still are (myself, 3 Yr old daughter and my partner) since being here we have had one offer of a flat we refused because it was in a bad area plus nowhere near like the flat we had been decanted from, so then we wait three months to be told they have reserved a flat coming back to their stock, so we wait and wait and wait.....six weeks it took for it to be ready from the date they said it was available, finally today we went to see the flat and what can only be described as a bad joke was waiting for us, what was described as a spacious two bed flat was only just enough space for one person, my daughters room was literally the size of a small cupboard (and I mean small), the living space was a small room with a kitchenette attached, we Immediately refused and was told on the phone that we were now at the bottom of the list for daring to refuse this substandard dwelling, to clarify we are one of the ones decanted from 43 Earl street and since this orbit has made it feel like they are doing us a favour finding us any old crap to live in, no apologies for the months of anxiety and on a few occasions when I've spoken to various teams I'm spoken to like crap, like it's my fault we have been decanted and messed about, I have sent over 50 emails to them and most are ignored or I'm treated like I've done something wrong, since 7 months we feel abandoned and lied to like we are new tenants looking for a new home WHICH WE ARE NOT!! WE HAD A HOME AND IT WAS TAKEN AWAY BY THESE PEOPLE AND THEY HAVE DONE NOTHING TO RECTIFY THIS OR HELP US APART FROM OFFERING US TWO JOKES OF FLATS, I WILL be taking legal action if this isn't rectified by the end of the week and something adequate offered to us like Earl street, my advice DO NOT ENTERTAIN THESE PEOPLE WITH A THOUGHT OF TENANCY...

Chris · 29 May 2024

★★★★★ 1/5

Trustpilot

I reported rats in my attic

I reported rats in my attic , 10 days ago, they sent rentokill out 3days later he said yes you’ve got rats need to lay traps , over a week later my repair is saying closed , it is not closed I still have rats sleep when I can with a pillow over my head in case they get in the bedroom -it’s a bungalow ,I’m living on a couple of hours sleep scared stiff feel sick all the time ,I have rang orbit 3times they are saying it’s with the housing manager so where is he .i bet he sleeps at night ! Renntokill say they can’t do anything without orbit go ahead meanwhile my son and I are sleepless , and worried sick so zero rating

Sue · 28 May 2024

★★★★★ 1/5

Trustpilot

If I could I would give this disgusting…

If I could I would give this disgusting vile company a zero!!! My parents have been with power now since Wednesday afternoon. The AMOUNT of phone calls my mother has made is disgraceful. Since Wednesday she has had one yes ONE PERSON come out to find out why they have no electricity. Phone call after phone and all the reply is “we will find out and get back to you” to which you never do! My parents are in their late 60s have my father is in bad health! I am absolutely disgusted by you people, you are very quick to chase people when rent hasn’t been paid but when people actually need help you do nothing! I will be taking this higher!

Chloè · 24 May 2024

★★★★★ 1/5

Trustpilot

Disgusting company

Disgusting company. I own 50% of a property that they built and its the worst build I have ever been in. I am an estate agent so have come across many different developers and these guys are absolute cowboys. I have endless problems and have been dealing with them myself and my own expense due to the lack of bother from Orbit. I recently had a plasterer come round to look at the cracks in our walls and the fact that all around our windows are sagging and breaking off... he recommended I contact Orbit as he put it down to 'shoddy workmanship' when the property was originally built but Orbit dont care. Yet they have the audaicty to charge crazy service charges to do absolutely nothing in the way of upkeep. Charge me for window cleaners that have never been around. We have a check in sheet for cleaners and they haven't been since October last year. Last year told out whole estate they owed £500 (2 weeks before Christmas) that had to be paid in 7 days or they would prosecute, due to them not charging enough service charge through the year and when I challenged it they apologised and said it was a mistake! Con artists!

Sam · 10 May 2024

★★★★★ 1/5

Trustpilot

I would give no stars if I could

I would give no stars if I could. Once again I've come here to complain about a property thats not even mine. My sister has been a tenant with you scumbags for years, and still, after everything she's gone through with you, she's still being failed, miserably. David Clemants, has set my sister up for another failure of service, making promises to credit her rent account, to then leave that department with no communication, meaning my sister has to provide evidence for somthing that she was promised. You're a joke. I will not stop now, citizens advice, ombudsman, all the avenues I can exhaust, I will be. Tenaciously.

Darren · 9 May 2024

★★★★★ 5/5

Trustpilot

Very understanding and sympathetic with…

Very understanding and sympathetic with my husband passing away

Louise · 3 July 2026

★★★★★ 5/5

Trustpilot

While the rent is high...

While the rent IS high, their custoimer service has been great so far. Booking in any repairs and answering queries promptly.

P · 2 April 2026

★★★★★ 2/5

Trustpilot

Never trust orbit

Never trust orbit. Before Xmas I was without heating for 3 weeks after they eventually fixed the problem I was offered. £130 compensation which never appeared.

Bob · 20 February 2026

★★★★★ 1/5

Trustpilot

Like Lord Lucan they dissappear

So many responses from Orbit saying they are reaching out via private conversation yet they do nothing and allow the Antisocial behaviour and abuse that you are asked to report including to the Police to go un answered amazing when even having camera footage and recordings going back over 16 months of abuse and drug dealing they still ignore you ..you have to feel for these poor people that have all these issues like us as well as the Concerns on here about housing .Update : why do Orbit respond on here asking for details in private ? You never respond or attempt to call .Not that as a company you would even take time to look into any concerns your tenants have and continue to persuade residents to deal with things amongst themselves or in most cases call 101 and report to Suffolk police. On all occasions this has been done and Orbit given the details of investigating officer the complaint and damage or abusive obnoxious behaviour sometimes threatening and the company still do nothing about residents that make life a complete misery for those that try to live peaceful lives

Mr · 22 April 2024

★★★★★ 1/5

Trustpilot

Mysterious 5 star ratings in these posts

I have had a really bad experience with Orbit housing association between 2020 and present day and can agree with multiple comments from the 49% of people that have marked Orbit 1 out of 5 and would have maked 0 or minus.The theme coming through has exactly matched my experiences of incompetent and rude staff, unable to communicate via email or phone and their complaints service is just box ticking. Also agree that there appears to be a dark core that approaches a feeling of being scammed with fake charges.Therefore I'm confused by a large 41% of 5 star ratings that are written with superb reviews. Am I missing something? Do Trust Pilot check out the validity in anyway of all these posts? I have learnt to know how this company operates now, very well and would be interested to understand the big divide between 0 and 5 star posts

Dave · 20 April 2024

★★★★★ 1/5

Trustpilot

Stop wasting money on cowboy…

Stop wasting money on cowboy contractors.. Just had our house exterior painted by Ktech, (obviously cheap) but more expensive in the long run. Their foreman "Dave" decided in his infinite wisdom and obvious experience to send his "decorating gang" out in the pouring rain. After an inspection by someone with apparently more common sense than Dave, they agreed the work was appalling. Ktech came back to rectify their incompetence, in the rain.. It's painful to watch but more frustrating that Orbit are just throwing money away while increasing rents. Amateurs.

Brett · 4 April 2024

★★★★★ 1/5

Trustpilot

Worst company I know

Terrible company make a mess of my service charge bill every year we have 1 street light in out car park the electric cost £4.85 last year this year they are trying to charge over £2000 for this 1 light I will be reporting to the financial ombudsman and taking legal action customer service is no existing and common sense is not understood have claimed they will contact me to discuss over a mo th ago but nothing as normal I am now in debt and will be unable to sell my house because of this company made up charges making my property worthless

Miss · 1 April 2024

★★★★★ 4/5

Trustpilot

Engineer was very professional but…

Engineer was very professional but couldn't understand and neither could I why he was servicing my boiler as only done less than 6 months ago2

Jeanette · 29 July 2024

★★★★★ 3/5

Trustpilot

g comments…

Didnt like the man making comments about my flat.

Miss · 15 June 2026

★★★★★ 1/5

Trustpilot

Completely unfit for purpose!!! AVOID AT ALL COSTS!!!

I have been an Orbit tenant since 2012. I have ongoing major issues with damp/mould throughout the property. Whilst I dealt with these issues myself, I got in touch with Orbit as a cry for help as the matter is now completely out of control and is making my children poorly due to the amount. Firstly calling Orbit on any matter seems a hassle to the advisor. They are full of attitude, rude and not willing to help. They only make notes on the computer of what they want to write not what you tell them. Property managers are in a league of there own! Paid way too much for very little work. They don't make visits as they are supposed to and when asked to speak to them they refuse to and say its not there department. What a joke!!! Bypass Orbit and go higher up if you want something done. As long as they get their rent they couldn't give a damn about the tenants. AVOID LIKE THE PLAGUE!!!!

Storm · 12 March 2024

★★★★★ 1/5

Trustpilot

Communication is non existent

I currently have a shared ownership property through orbit, I put in a home improvement case to replace a boiler which is approaching 15 years old to a heat pump (of which I paid £120 for the privilege). The case was raised on the 2nd January 2024 it's been over 2 months and I still haven't had a decision, I haven't even had any contact from the improvements teamYou cannot contact the home improvements team directly and in total I have spent 10+. Hours on hold to the customer service team to get updates.I raised a complaint about the situation on the 29th February, again you cannot contact the complaints team directly and was told someone will be in touch within 5 working days, surprise surprise nobody has been in touch.All in all poor showing, l still don't have a decision on replacing the boiler and I'm not even sure the complaints team exist???

Daniel · 9 March 2024

★★★★★ 3/5

Trustpilot

There is a long waiting queue when you…

There is a long waiting queue when you call the customer service number. I was on the phone for nearly 2 hours. It needs to be improved.

Sonia · 3 June 2024

★★★★★ 1/5

Trustpilot

Avoid at all costs!…

Absolutely abysmal company to deal with, this is my 1st shared ownership property and I can confidently say it will be my last, I was with another company before and they were far more superior than orbit, I have now been in my current property almost 18 months and had plenty of defects as you would sometimes expect but Orbit are a complete nitemare to try and contact with several calls and emails of which nobody responds to, I feel completely ignored and for several weeks now I’ve now been waiting for them to respond to me in order to fix a faulty kitchen cupboard which houses my fridge. I was informed by an engineer many months ago that it had been botched in and installed incorrectly 😤 I am still waiting for them to come and fix/ replace this whole unit, also my electric charging point does not and never has worked its utterly disgraceful! And yet orbit are quick enough at writing to me to inform me that they are again increasing the rent/service charge! Please take my advice and steer clear of buying through this company, if they continue to increase their costs with such poor customer service and non existent communication then I see no choice but to look at selling my place next year as I’ve had enough, please work on your customer service skills orbit and have the decency to get back to your paying customers!

DB · 26 February 2024

★★★★★ 1/5

Trustpilot

Customer care

I’ve lived in my Orbit home for nearly three years, and unfortunately the “snagging period” seems to have lasted the entire time.

Jason · 23 February 2026

★★★★★ 1/5

Trustpilot

Imogen asked for my details and since then, nothing

I posted a review on this site about 10 days ago saying how frustrated we are at being ignored by Orbit. The review was promptly addressed by Imogen asking for my contact details so she could get hold of me. I responded and since then have heard nothing! Another example of Orbit attempting to show they care when in reality it is window dressing. I even emailed the Orbit CEO to try and get action and have heard nothing back from him either.

Lindsay · 17 February 2024

★★★★★ 1/5

Trustpilot

Harassing behaviour

They have taken on a debt which I do not owe, (passed on my Scottish Power for a house they thought I lived in but it was up for sale and empty for over a year but they tried charging me for gas & elec being used, they are scam artists) orbit harass my phone multiple times a day constantly leaving voicemail and often not even stating who they are, just that it's an apparent 'urgent matter' I do not plan to contact them or pay them anything. I do sympathise for the more vulnerable as this constant harassment could be mentally draining! They also send out letters weekly.

Mary · 14 February 2024

★★★★★ 1/5

Trustpilot

Beware ! - The Absolute Dregs 😡

I cannot adequately convey to the reader the enormous level of detestation I have for these vile, arrogant, ignorant and blind-greedy specimens. Being completely ignored with your many property concerns and complaints is the default setting with this horrible outfit.Any tenant of this greedy and ignorant lot will know exactly where I'm coming from in this review. I'll keep it short because this collective of filth aren't worth me wasting my words.Like drugs? No problem - you'll be welcomed with open arms and you can smoke yourself as high as a kite - while polluting the flats and corridors all around you with your vile and disgusting filth. The owners will do nothing whatsoever about it - despite the fact that it clearly says in their tenancy agreement: 'We Will Not Tolerate Drugs.'I had intended to get a dog after moving in, but there's no way that I'd subject a dog to living in such an awful place as this. In my opinion, the place fails to match the standards I'd expect from a boarding kennel - so I wouldn't be so wicked and irresponsible as to expect a dog to stoop so low as to live here.This awful outfit are, in all my dealings with them, the worst dregs of their industry and a disgusting embarrassment to it.I would implore anyone at the top of their respective housing register to do diligent, painstaking research to avoid making bids on all properties owned by arrogant, money-craving, pig-ignorant firms who spout out their false promises and bull💩 - but fail to back it up ... such is my hindsight.Having a tenancy from this collection of dregs has been the single biggest, most degrading and demoralising mistake I have ever made in my lifetime. Quite how any business can even imagine that it can treat its customers in such a default disgraceful manner is completely beyond my comprehension. Oh, if only I'd had hindsight ! 😩😭Footnote: 📜To show journalistic impartiality, I should draw the reader's attention to the one and only aspect of this outfit which is second to none.No matter what the situation; no matter what time of day or night; you will always have immediate unconditional access to the finest, most reliable, most efficient service that you could ever possibly imagine ...... you can ALWAYS pay your rent - without the slightest chance of anything going wrong ... even carrier pigeons would be welcome. 💷💳Funny that !!! 🤔

G9nesis · 13 February 2024