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London Tenants Win £19,666 Due To Oversight By Landlord

Tenants at Flat E, 5 Queens Avenue, London won a £19,666 Rent Repayment Order after their landlord admitted to running an unlicensed HMO. Learn about their first tier tribunal rent repayment order case.
By Ben Yarrow
10 June 2025

 

Introduction

On 27 May 2025, the First‑tier Tribunal ordered that the landlord of Flat E, 5 Queens Avenue, London N10 3PE must repay £19,666 under a Rent Repayment Order (RRO). This followed the landlord's admission that he had neglected to obtain a mandatory HMO licence under Haringey Council’s additional licensing scheme - a lapse he described as “an oversight”.

 

What Happened?

Tenants: Ms Isabel Grant‑Funk, Ms Harriet Rose Howard, and Ms Holly Elizabeth Turner

Landlord: Mr Perminder Singh Dubb (respondent)

Property: Flat E, 5 Queens Avenue, London N10 3PE

Tenancy Duration: 3 September 2022 – 2 September 2023

The tenants were supported by Brian Leacock of Justice for Tenants, submitting a detailed 197‑page bundle. The landlord admitted he had received all materials and acknowledged the licence requirement, citing an oversight for the omission.

 

What Did the Tribunal Find?

The Tribunal concluded:

  • Flat E was licensable under Haringey’s additional HMO scheme, as it was occupied by three unrelated sharers sharing facilities.

  • No HMO licence was ever in place for the tenancy period.

  • Landlord admitted the breach, and the Tribunal accepted his explanation that it was an oversight—yet considered it insufficient as a reasonable excuse.

  • Tenant evidence was compelling, with clear, credible testimonies presented and no challenge from the landlord.

  • Default RRO applied, since the landlord neither provided evidence nor witness statements beyond his verbal apology.

 

What Was the Final Decision?

  1. RRO Award: £19,666 to be paid by the landlord by 20 June 2025.

  2. Tribunal Fees: £330 awarded to the tenants, also payable by 20 June 2025.

 

Final Thoughts

The Tribunal’s verdict highlights a clear takeaway: HMO sharers in London deserve to live in legally compliant properties—and landlords must ensure licences are in place. A landlord’s verbal apology received no sympathy when legal obligations were neglected.

Tenants living in shared properties should verify whether licences are required—and apply pressure if landlords don’t comply. The Tribunal’s reasons offer a valuable guide on evidence, landlord conduct, and the enforcement of RROs.

For those interested in the detailed tribunal decision, the full document is available here: Flat E, 5 Queens Avenue, London, N10 3PE.

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