Variables — Tenant Satisfaction Measures (TSM)

Unit of analysis: registered landlord (ProviderName / ProviderNumber), 2024/25 (year to 31 March 2025). Councils are the subset with ProviderType = "LA" (verified values in the data: LA, PRP); ~142 LA rows in File 01. Stock-transfer councils are absent (see SOURCE.md).

Files referenced (all in data/TSM_2025_Full_Data/, verified by inspection):

• File 01 TSM_2025_Full_Data - File 01 - LCRA_perception.csv — perception survey, low-cost rental accommodation (353 rows, 135 cols). Council tenants sit here.
• File 03 TSM_2025_Full_Data - File 03 - COMB_perception.csv — same TP measures with _COMB suffix for landlords reporting LCRA+LCHO combined; a landlord appears in File 01 or File 03, so merge both for full coverage.
• File 04 TSM_2025_Full_Data - File 04 - Management_info.csv — management information (104 cols).
• File 0A TSM_2025_Full_Data - File 0A - Data_dictionary.csv — column definitions (source of the interpretations below).

The 2023/24 edition exists only as data/2024_TSM_Full_Data_v2.1_FINAL.xlsx (same measures; first collection year, comparability caveats).

1. Extracted variables

Perception measures (File 01; _LCRA suffix — identical _COMB versions in File 03)

All are % of respondents satisfied (survey-based; margin of error in Estimated_margin_LCRA).

Context columns (same file): Relevant_ten_pop_size_LCRA (tenant population), Total_sample_size_LCRA, Estimated_margin_LCRA (± percentage points), Census_or_Sample_LCRA, Predominant_method_LCRA (collection-mode effects are large — control for this when comparing landlords).

Management measures (File 04)

_LCHO/_COMB variants of CH01/CH02 also exist in File 04. Numerators/denominators (BS01_Numerator…CH02_2_Denominator_COMB) are present for every ratio, so rates can be recomputed or re-based. RP02_Max_Timescale_Non_Emer/RP02_Max_Timescale_Emer give each landlord's self-set target (days) — RP02 is measured against a self-chosen bar, so compare alongside the target.

2. Constructed variables

Name-join caveat for hra_repairs_spend_per_home: RO4 uses council names/ONS codes, TSM uses RSH ProviderNumber — the join is by cleaned council name and needs manual checking for joint entities.

3. Variable file index

One file per variable in variables/:

Extracted — perception (TP01–TP12)

• tsm_overall_satisfaction — Overall satisfaction
• tsm_repairs_satisfaction — Repairs satisfaction
• tsm_repair_time_satisfaction — Repair time satisfaction
• tsm_well_maintained_satisfaction — Well-maintained home satisfaction
• tsm_safe_home_satisfaction — Safe home satisfaction
• tsm_listens_satisfaction — Listens and acts satisfaction
• tsm_informed_satisfaction — Kept informed satisfaction
• tsm_fair_respect_satisfaction — Fair and respectful treatment
• tsm_complaints_satisfaction — Complaints handling satisfaction
• tsm_communal_satisfaction — Communal areas satisfaction
• tsm_neighbourhood_satisfaction — Neighbourhood contribution satisfaction
• tsm_asb_satisfaction — ASB handling satisfaction

Extracted — management measures

• tsm_gas_safety — Gas safety checks
• tsm_fire_safety — Fire risk assessments
• tsm_asbestos_safety — Asbestos surveys
• tsm_legionella_safety — Legionella risk assessments
• tsm_lift_safety — Communal lift safety checks
• tsm_non_decent_homes — Non-decent homes
• tsm_non_emergency_repairs_on_time — Non-emergency repairs on time
• tsm_emergency_repairs_on_time — Emergency repairs on time
• tsm_asb_cases_per_1000 — ASB cases per 1,000 homes
• tsm_asb_hate_cases_per_1000 — ASB hate-incident cases per 1,000 homes
• tsm_stage1_complaints_per_1000 — Stage-one complaints per 1,000 homes
• tsm_stage2_complaints_per_1000 — Stage-two complaints per 1,000 homes
• tsm_stage1_complaints_on_time — Stage-one complaints answered on time
• tsm_stage2_complaints_on_time — Stage-two complaints answered on time
• tsm_repairs_completed — Repairs completed
• tsm_repairs_raised — Repairs raised
• tsm_homes_lcra — LCRA homes (stock denominator)

Constructed

• tsm_repairs_backlog_ratio — Repairs backlog ratio
• tsm_repairs_per_home — Repairs per home
• tsm_complaint_escalation_rate — Complaint escalation rate
• tsm_perception_gap_repairs — Repairs perception gap
• tsm_satisfaction_yoy_change — Overall satisfaction year-on-year change
• hra_repairs_spend_per_home — HRA repairs spend per home