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Landlord Today25 January 2026Low risk

Landlord and Agent Fined £12,500 Over Unlicensed HMO and Unsafe Conditions in London N17

A landlord and managing agent in London N17 were fined a combined £12,500 after failing to licence a House in Multiple Occupation (HMO) and allowing unsafe living conditions. Tenant complaints about damp, mould, and dangerous stairs prompted enforcement action, resulting in fines, an Improvement Notice, and the agent's addition to the GLA’s Rogue Landlord and Agent Checker. The property has since been licensed and necessary repairs completed.

HMO licensinglandlord fines Londonproperty safetytenant complaintsGLA Rogue Landlord and Agent Checkerfire safety
Landlord and Agent Fined £12,500 Over Unlicensed HMO and Unsafe Conditions in London N17

What Happened?

A recent enforcement case in London N17 resulted in a landlord and managing agent being fined a total of £12,500 for failing to licence a House in Multiple Occupation (HMO) and maintaining unsafe property conditions. Following tenant complaints about damp and mould, local authorities uncovered serious safety issues including inadequate fire protection measures and dangerous staircases. The managing agent’s appeal against a £10,000 fine was dismissed, and they were added to the Greater London Authority’s (GLA) Rogue Landlord and Agent Checker.

Why This Matters to Landlords

This case highlights the critical importance of complying with HMO licensing and maintaining safe living environments. Under London’s licensing regime, any property rented to three or more tenants forming more than one household requires an HMO licence. Non-compliance not only leads to heavy fines but also reputational damage that can affect future lettings.

Practical Implications

1. Licensing Compliance: Ensure all HMOs in your portfolio have valid licences. Review your records and cross-check with local council requirements as licensing conditions can vary by borough. If you operate a single-unit property, confirm whether it meets the HMO threshold.

2. Property Safety Checks: Regular inspections are essential to identify issues like damp, mould, fire safety deficiencies, and structural hazards such as unsafe staircases. Fire safety measures must include adequate alarms, extinguishers, and clear escape routes compliant with current regulations.

3. Responding to Complaints and Enforcement: Tenant complaints should trigger immediate inspections and remedial action. Delaying responses can escalate enforcement actions, leading to fines and Improvement Notices. Keeping an open line of communication with tenants helps identify problems early.

4. Record-Keeping: Maintain comprehensive records of all licences, safety certificates (e.g., gas safety, electrical inspections), property inspections, and repairs. This documentation is vital if enforcement action occurs or during tenancy disputes.

5. Checking the Rogue Landlord and Agent Checker: Regularly verify that neither you nor your managing agents are listed on the GLA’s Rogue Landlord and Agent Checker. Being listed can deter prospective tenants and complicate the management of your properties.

Different Landlord Profiles

  • Single-Unit Landlords: Confirm if your property qualifies as an HMO and obtain a licence if required.
  • HMO Landlords: Prioritise regular safety audits and swift compliance with licensing conditions.
  • Portfolio Landlords: Implement systematic compliance workflows across all properties to avoid oversights.
  • Accidental Landlords: Seek professional advice to understand if your property qualifies as an HMO and ensure compliance.

Immediate Next Steps

  • Conduct an urgent audit of your properties to confirm HMO licensing status.
  • Schedule thorough property inspections focusing on fire safety, damp, mould, and structural hazards.
  • Review tenant communication protocols to ensure prompt complaint handling.
  • Check the Rogue Landlord and Agent Checker for any listings related to your name or agents.
  • If any properties are unlicensed or unsafe, initiate licensing applications and remedial works without delay.

How Rentals & Sales Can Help

Our team offers tailored portfolio reviews and compliance audits designed to identify licensing gaps and safety risks before they become enforcement issues. We also provide strategic advice on pricing and tenant management to help you maintain profitable, compliant lettings.

Contact us to arrange a consultation and safeguard your investment.

Compliance Disclaimer: This article provides general guidance based on current legislation and enforcement trends as of June 2024. Landlords should seek professional advice specific to their circumstances to ensure full compliance.