Rent Repayment Order awarded to tenants at 26 Aveline Street, London SE11 5DQ

Five tenants were awarded £8,748.89 in a Rent Repayment Order after their landlords failed to license a shared property in breach of housing regulations.

By Ben Yarrow

29 April 2025

Introduction

In a recent tribunal decision dated 3 March 2025, landlords Robert and Jane Hadfield were ordered to repay £8,748.89 to five former tenants of 26 Aveline Street, London SE11 5DQ. The case centered on the landlords' failure to obtain the required House in Multiple Occupation (HMO) license, a violation of housing regulations.

What Happened?

Who were the tenants? Ngoc Tri Nham Huynh, Hannah Imrie, Isobel Rose Spawton, Araminta Hampden-Martin, and Leah Rogers.
Who were the landlords? Robert and Jane Hadfield.
What was the issue? The landlords rented out the property as an HMO without obtaining the necessary license.
How long was the property unlicensed? From 14 February 2022 to 15 January 2023.

The tenants applied for a Rent Repayment Order (RRO) on 21 December 2023, seeking £26,511.78—the total rent paid during the unlicensed period. The landlords acknowledged the need for an HMO license but attributed the oversight to issues with the online application system used by Lambeth Borough Council.

What Did the Tribunal Find?

The tribunal found that the landlords committed an offense under Section 72(1) of the Housing Act 2004 by operating an unlicensed HMO. The landlords' defense of administrative errors was not accepted as a reasonable excuse.

What Was the Final Decision?

Amount repaid to tenants: £8,748.89
Additional fines or fees: None beyond the repayment.
Why this decision? The tribunal considered the landlords' acknowledgment of the licensing requirement but held them accountable for non-compliance

The repayment was allocated among the tenants based on their respective tenancy periods.

What Can Landlords and Tenants Learn from This?

For Landlords: Ensure compliance with all licensing requirements. Administrative oversights are not acceptable defenses and can lead to significant financial penalties.

For Tenants: If you suspect your rental property is unlicensed, you may be entitled to reclaim up to 12 months' rent through an RRO. Consult your local council's licensing rules and seek legal advice if necessary.

Final Thoughts

This case underscores the importance of adhering to housing regulations. Landlords must be diligent in fulfilling their legal obligations, and tenants should be aware of their rights to challenge unlawful rental practices.

For more details, you can read the full tribunal decision here.

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