Orbit Headcorn reviews

★★★★★ 1/5

Trustpilot

FRUSTRATED AND FED UP WITH ORBIT

We live in an Orbit housing flat in Sevenoaks and the residents are so frustrated at how we are ignored. We have had massive charge increases and have repeatedly asked for explanations but get nothing back. To add insult to injury, we discovered that an EV charging point for our large complex was put outside our block and we were paying for all the electricity used. Orbit has been aware of this situation for over a year and we have not been refunded for these huge charges despite Orbit setting the system up. We are really fed up and frustrated and I would discourage anybody to buy into an Orbit property

Lindsay · 9 February 2024

★★★★★ 1/5

Trustpilot

Probably the worst HA in business

Probably the worst HA in business. Impossible to contact, slow, unhelpful. Multiple issues with their HA tenants and they won't listen to us (shared ownership) just take the tenants side. The woman who deals with it is a joke. Unsure how she has a job. Not unbiased at all. Very gullible even though the police are still involved looking into Antisocial behaviour. Their tenant didn't respond for nearly 3 weeks and then refused mediation. Closed the case. Won't listen to us. Promised us there is an end to this behaviour coming - yeah okay... If it was easier to move and leave Orbit I would. As a new mum I find their behaviour disgusting and slack. If you're considering a shared ownership property AVOID ORBIT LIKE THE PLAGUE. And if you have an issue with their tenants? Don't bother complaining. They simply don't care. Embarrassing company. Taken this further to the housing ombudsman to look into.

HF · 8 February 2024

★★★★★ 1/5

Trustpilot

Since november ive had orbit cone to my…

Since november ive had orbit cone to my home 5 times The two women who came today did not have a appointment like the other 4 visits,told them to make one,they said they do not need one.wrong under the 1988 housing act states 24 hour written notice,do orbit not know the law,i rung orbit after this even the women i spoke to said they did not need appointment.there breaking the law and wish they would stop doing this to me,how many others?

Julie · 7 February 2024

★★★★★ 5/5

Trustpilot

The person I spoke to was lovely and…

The person I spoke to was lovely and went out of their way to assist me with my queries.

Mandy · 13 March 2026

★★★★★ 1/5

Trustpilot

Where to even start

Where to even start? I'm not even an Obrit tenant. My sister has been an Orbit tenant for 4 years, and it's been nothing but mental torture. She has had to not only move into a house that wasn't ready, but the house has also slowly gotten worse over the 4 years. Orbit have done below the absolute minimum with regard to duty of care as the landlord. They've breached health and safety, concerning damaged asbestos, and a very very mouldy external wall. She's been fed lie after lie after proken promises. She's had to have her local MP involved on numerous occasions and yet still, Orbit can only seem to be able to breach their part of the tenancy agreement. All they want to do is take my sisters money, with no thought to money going back into the repairs and basic upkeep of the property. How Orbit are even allowed to exist with these kind of practises is beyond me. I just hope that eventually you will come good by your word and bring the property to an habitable level. But my sister is just not expecting much anymore and is considering her steps for the future.

Darren · 1 February 2024

★★★★★ 1/5

Trustpilot

I am really concerned about my families…

I am really concerned about my families life ,I have raised a watter leak from my luft the tank is bend and need to be fix urgently, for the past 3 weeks I have no running or hot water upstairs the property with 3 kids one of under 5 years old I keep calling everyday 😢 💔 we have been boiling water for 3 weeks which has cost me over £145 on electric in 3 weeks all I need Is help to fix the dem tank hot 🔥 watter is essential.

Emmanuel · 29 January 2024

★★★★★ 1/5

Trustpilot

May as well be in Orbit

Funny how the only responses on here from Orbit are to those that have a meagre decent experience .rubbish customer service team pointless Anti social telephone number and online form and happy to let Drug deals and violent neighbours roam the few houses that are decent where we are suffer and ignore the Police.Re Update Thank you for your response Mia kindly appreciated .this may seem quite trivial considering some reviews read " however in this day and age where for most life is difficult enough just a hint of consideration goes a long way to eleviate anxiety and distress .My Partner and Son live as peaceful existence as possible both Emergency services and both work away from Home on duty frequently on High dependency roles that take a lot of energy. So why should this concern Orbit or anyone ? Because the total disregard by certain neighbourly elements that continue to intimidate cause destruction abuse and violate my family and other peaceful residents goes overlooked all the time where not talking kids kicking a ball near a car where talking major violations that cause destruction lack of sleep theft so on so on so on and whenever the police get involved and ask us to report it all to Orbit on line and by telephone it gets ignored .28th Jan 2024 and that private contact you mention as per all conversations never materialised shameful company

Mr · 28 January 2024

★★★★★ 5/5

Trustpilot

Sharon Jones

Sharon has been amazing throughout my situation. She has been kind, helpful and compassionate. I am extremely grateful for the help and support from Sharon. Honestly she is a blessing and words can't explain how much she has helped and how much positivity she has brought.

Elle · 11 January 2023

★★★★★ 1/5

Trustpilot

The Worst Company I’ve ever dealt with

From mould caused by poor construction to rat infestations and service charges for no service, the last 8 years has been the worst experience ever! To anyone thinking about staircasing to 100% purchase don’t do it with this company involved. The customer service has gone from poor to abysmal and they’re quite happy to add arrears to your service charges and take months to investigate but then get their income team to ring you demanding the money even though I pay every month. Currently a hole in the roof - their contractors are just as bad as Orbit because they don’t turn up and you stay at home for nothing all day. They seem to think it’s acceptable for rats to get into the loft and cavity walls on an 8 year old building and say it’s not a priority job to get rid of them. The cleaning contract and gardening contract are never adhered to. I could go on but why bother - no one ever bothers to help. Please don’t get involved with this awful company - I wouldn’t wish this on anyone.

Ben · 24 January 2024

★★★★★ 1/5

Trustpilot

Discussing people who are only…

Discussing people who are only interested in how much money 💰 they can take from anyone

Barry · 1 April 2026

★★★★★ 2/5

Trustpilot

Avoid. Run a mile.

Avoid.It's not even the fact that things go wrong, that's to be expected. It's the lack of duty or care when you bring it to their attention. For over 2 years I'm still trying to get responses or an action plan from orbit regarding services that we're paying for as part of the service charge, that don't happen. They have neglected to action my formal complaint from February 2023 and haven't responded to the formal complaint I submitted nearly 2 weeks ago. Yet they pull extra charges out of a hat and give you days notice that the payment coming out will be double, triple (one time it was £600+) more than it's supposed to see. I literally received a letter today to say my normal direct debit collection amount will be double then it usually is. It's due to come out in 2 days. How inconsiderate. The complaint I submitted was due to you adding charges to my account without explaining what they are for and you've done it again. Absolutely disgraceful. I've already staircased and own my property but it's a shame I still have to deal with Orbit. AVOID. I gave 2 stars because the sales process was seamless... Surprise surprise.

C · 15 January 2024

★★★★★ 1/5

Trustpilot

Worst housing association ive ever been…

Worst housing association ive ever been with!! 8 months of pure hell! The person below me allowed her son to abuse animals and i reported it to the police and rspca and from then on had nothing but bricks thrown threw our windows and our lives being threatened. Not only that this women in a 1 bedroom flat had 4 xl bullies and 8 puppies which where always left in the house never walked, just left to constantly bark. Hours upon hours of cctv footage is recorded even environmental health got involved and we used there tech to record it all theres been so much evidence against this women! She also does drugs which completely smelled the block out and it would come threw my flat! Not only would that smell but the smell of dogs and there faeces would also come threw it is such a dreadful smell. But so far orbit have done nothing to help me and my partner other then shove us in bnbs and hotels even tho i still have to pay rent and council tax on a property im not even living in. The last contact i had was before xmas not one person has tried contacting us! Not long after i moved in another resident was burgled, most of the tentants in our block asked her nicely to keep it shut but she was to ignarant it took orbit months to sort out even after our windows being smashed never felt safe and nor did other neighbours. 3 flats are know empty because of this 1 women! After we got taken out of our flat she was louder then ever before and considering the other residents are elderly just shows how she doesnt have any respect. She and her son are also in the papers after serious incidents. Massive joke!

Carra · 14 January 2024

★★★★★ 5/5

Trustpilot

The workman was friendly and done his…

The workman was friendly and done his job .to high standards

Susan · 7 May 2026

★★★★★ 1/5

Trustpilot

Orbit Plumbing Issues

The consequences of Orbit Housing building a group of flats from the cheapest materials and in the shortest space of time has come full circle. The only problem is the people who have to suffer from it.So when the shower / bath is leaking into the apartment below, they might well get round to repairing it, but tenants are not allowed to shower or have access to basic hygiene until Orbit Housing deem the time right to send out their contractors (MPS) to repair. But hey, it only took them and their contractors several months and attempts to repair a hole in the corner of the bedroom that exposed a gas pipe. So will be as ripe as cheese before anything is done to fix this issue. But of course, it’s going to be the tenants fault that Orbit decided to use the cheapest materials to make a ramshackle of a building and how dare they think about this basic human needs whilst their poorly constructed building crumbles in on itself.

ThelCieSJF · 10 January 2024

★★★★★ 1/5

Trustpilot

Please don’t depend on ORBIT

I’d give NO stars if that were an option. My son has severe mould and damp issues. I’d put photos on here if I could… he has had no hot water nor heating for months. Orbit were meant to send in a mould and damp inspection team by yesterday…. No such luck. To top it all he has had no heating! My son is a vunerable adult and suffers acute anxiety and depression . This is not a good situation for him at all.

Anita · 9 January 2024

★★★★★ 5/5

Trustpilot

Good customer service and looked into…

Good customer service and looked into my query promptly.

Valencia · 20 May 2026

★★★★★ 3/5

Trustpilot

Active outside leak 2 week wait

I havent been an or it tenant long and up until now I had no issues. However, i have been left with an active leak at my back door coming into the living room in the middle of a storm/flood warning. As it’s not a priority so it now damaging my flooring and the floorboards which in time will cause damp and mould no doubt. However i have to wait 2 weeks and claim compensation to replace my floor its damaged! But also on the date they come to look I have been advised they probably wont be able to fix it but quite the job and book it back in for repair!

Amy · 2 January 2024

★★★★★ 1/5

Trustpilot

Denied basic tenants rights

Given that I've had Orbit telling me how I should live for the past 18 months to two years and this looks like continuing despite my poor health I thought I'd look into what I might possibly be able to do to stop them trying to dictate my life. I have since found out that all tenants have a right of 'quiet enjoyment' which is basically a right to live without constant interference from your landlord. Having studied the ins and outs more deeply it has become clear to me that Orbit have obviously never heard of this basic right even though they are supposed to be a 'responsible' landlord. Either that or they know about it but choose to ignore it which is probably nearer the truth knowing Orbit. I have to put a specific date for this review but this has actually happened over the course of the last 18 months to two years rather than one specific incident. Sadly this right has to be enforced by a court but then you have to find a solicitor who will act for you in the matter using the legal aid system which isn't easy although I have recently found someone in the media who has shown interest which is possibly another avenue. Either way Orbit shouldn't be trusted to run a bath let alone a housing association which affects people's lives.

Barry · 28 December 2023

★★★★★ 5/5

Trustpilot

Sara is fantastic

Sara is great at putting me at ease and is always available to give me advice and stuff. I'm really going to miss having her about as she is so fantastic. Sara helped me sort all my Bills and helped me access other areas and was and I'm sure will continue to be a great help.

S · 20 June 2021

★★★★★ 5/5

Trustpilot

Helpful chat with human

David · 18 June 2026

★★★★★ 1/5

Trustpilot

Leak from boiler caused damage to a lot…

Leak from boiler caused damage to a lot of my kitchen and now orbit are fixing the problem but I can’t have the same colour so I am going to have to live with an odd kitchen and I live in open plan house .I don’t even get a choice of having white so I can save and get matching doors myself .Nobody wants to help

Rachel · 21 August 2024

★★★★★ 1/5

Google

EDIT: Orbit are incredibly untrustworthy. They sold us the house and used the white picket fence as a selling point and even added it on to our reservation checklist under boundary treatments. However we have just found out they never had planning permission and knew the fence was only a temporary sales tactic. Orbit are selling houses under false pretences and misleading customers. We have lived here over a year now and unfortunately have found that the grounds are not being maintained. We are paying a significant amount in service charges for this. We are now being told that the reason the development is overgrown is for wildlife however, many of the communal/shared areas haven’t been landscaped. A gardener has only come out a few times and that is only after we send numerous emails. Orbit are incredibly unhelpful as well, lots of ongoing issues and very poor service.

Sarah · 19 November 2023

★★★★★ 1/5

Trustpilot

SEVERE MAL-ADMINISTRATION, DAMP/MOULD/SLUGS IN ORBIT PROPERTY

I've been an Orbit tenant for nearly 18yrs now. Since day one, I've had mould/Damp and slugs. I reported it from day one to Orbit. 18yrs later, nothing has been done. I took my case to the housing ombudsman service and won. The ombudsman service found that Orbit has SEVERE MAL-ADMINISTRATION within the company. They were ordered to pay me £5,000. They don't communicate with one another or there tenants and they continuously lie (which the ombudsman service caught them out on). Orbit appealed the Ombudsman's findings and a few months later, I won the appeal. Orbit were ordered to pay me another £500 and they were told they either have to move me or do over £100,000 worth of repairs to the property within 3mths. Orbit naturally agreed to move me. Nearly 2yrs on, Orbit hasn't done the repair work and hasn't moved me. I'm now taking them to court. Absolutely shocking and disgraceful company!!! Stay well clear of this company if possible, but if you have no other option then to take a property from them as you're homeless, don't let them fob you off and communicate with Orbit via email only.If it wasn't for the hundreds of emails I sent, I wouldn't of won my ombudsman case.

Anola · 17 November 2023

★★★★★ 5/5

Trustpilot

Tenancy Coach Support.

We are new to renting from a housing association so the support we received helped us understand what is expecting of us and also what we can expect from Orbit. Our Tenancy Coach was excellent at explaining things and talking to her was easy, we are very pleased to have had the support.

Aaron · 28 September 2021