Tenant wins nearly £8,000 from repeat offender landlord after taking unlicensed HMO case to tribunal
A Muswell Hill tenant has successfully reclaimed almost £8,000 in rent after taking her landlord to tribunal over an unlicensed House in Multiple Occupation (HMO), in a case that highlights how renters can challenge rogue landlords and win.
The Rent Repayment Order followed an investigation by Haringey Council's enforcement team after reports of mould, fire hazards and a collapsed ceiling at the property. The First-tier Tribunal found that the landlord had been operating the flat without the required HMO licence and ordered them to repay £7,884.84 in rent, plus £341 in application and hearing fees.
The former tenant, who lived at the property between May 2023 and May 2024, brought the application after discovering no HMO licence was in place despite the flat being occupied by three people from separate households.
The tenant also raised concerns about the property's condition, including a ceiling collapse, extensive mould in communal areas, blocked kitchen facilities, exposed pipework and a lack of basic fire safety measures such as fire doors and smoke alarms.
The Tribunal ruled that the Leaside Avenue property met the legal definition of an HMO and required a licence throughout the tenancy. As no licence had been obtained, the landlord had committed an offence by managing an unlicensed HMO.
The Tribunal also noted that the landlord had previously been the subject of a separate Rent Repayment Order involving another property, indicating a pattern of non-compliance with licensing requirements.
Cllr Tammy Hymas, Cabinet Member for Housing and Co Deputy Leader, said:
This case sends a clear message to landlords: if you're breaking the law, we're coming after you.
No tenant should have to live in an unlicensed property with mould, serious disrepair and inadequate fire safety measures. Yet too many landlords continue to put profit before people, leaving renters to live in unacceptable conditions.
This landlord thought they could collect rent while ignoring their legal responsibilities. Thanks to the determination of the tenant and the work of our enforcement team, they have now been ordered to pay that money back.
We are stepping up inspections, strengthening enforcement and taking tougher action against landlords who fail to meet the standards our residents deserve. Cases like this show there are consequences for breaking the rules.
But we know this is about more than one property. Too many renters feel powerless when things go wrong. That's why we're launching a Private Renters' Forum, giving tenants a stronger voice and helping us identify the landlords who are exploiting residents.
Private renting isn't working. We want landlords to know that if they fail their tenants, we will act. And we want renters to know that we're on their side.
The first Private Renters Forum takes place on Wednesday 2 September from 6pm – 8pm, George Meehan House, 294 High Road, London N22 8YX.
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