Tenants Secure Over £21,000 in Rent Repayment: 6 Poplars Road, London E17
Introduction
A recent tribunal decision on April 3, 2025, has ordered landlord Ibrar Sahall to repay £21,770.44 to former tenants of 6 Poplars Road, London E17. The case was brought forward after it was revealed that the property had been rented out as a House in Multiple Occupation (HMO) without the legally required license—a clear breach of housing regulations. Despite arguments from the landlord regarding management by a third party, the tribunal found him responsible and ruled in the tenants’ favour.
What Happened?
Who were the tenants? Vera Chapiro, Lina Dohia, Sumaiyah Shahid, and Abdisalan ‘Anaya’ Guleid.
Who was the landlord? Ibrar Sahall.
What was the issue? The landlord failed to obtain the required HMO license for the property.
How long was the property unlicensed? From April 1, 2020, to May 9, 2024.
The tenants, represented by Justice for Tenants, applied for a Rent Repayment Order (RRO) under the Housing and Planning Act 2016. The tribunal found that the landlord had committed an offence by renting out the property without the necessary license.
What Did the Tribunal Find?
The tribunal determined that the property was an HMO requiring a license under Waltham Forest’s additional licensing scheme, which had been in effect since April 1, 2020. The landlord had previously held a license that expired in 2020 and did not apply for a new one until February 8, 2024, which was granted on May 9, 2024. The tribunal rejected the landlord’s defense that he was not liable due to an agreement with Property Trend Ltd, stating that he remained the freehold owner and named landlord in the tenancy agreements.
What Was the Final Decision?
Total amount repaid to tenants: £21,770.44
- Vera Chapiro: £5,689.80
- Lina Dohia: £5,771.03
- Sumaiyah Shahid: £4,859.66
- Abdisalan ‘Anaya’ Guleid: £5,449.95
Tribunal fees reimbursed: £330
Additional fines or fees: None beyond the repayment and fee reimbursement.
The tribunal considered the landlord’s failure to license the property and his responsibility as the freehold owner, leading to the decision to award the tenants the full amount claimed.
What Can Landlords and Tenants Learn from This?
For Landlords: Ensure that all properties requiring an HMO license are properly licensed. Failure to do so can result in significant financial penalties, including rent repayment orders.
For Tenants: If you suspect your landlord is renting out an unlicensed HMO, you may be entitled to reclaim rent paid during the unlicensed period. Consult with local housing authorities or legal advisors to understand your rights and the process for applying for a Rent Repayment Order.
Final Thoughts
This case underscores the importance of compliance with HMO licensing requirements. Landlords must be diligent in understanding and fulfilling their legal obligations to avoid substantial financial repercussions. Tenants should be aware of their rights and the avenues available to address non-compliance by landlords.
For more details, you can read the full tribunal decision here.