Landlord Ordered to Repay £14,820 for Unlicensed HMO at Simpson House

A recent tribunal case saw three tenants win back a total of £14,820 from their landlord, after it was found that their flat was being rented as a House in Multiple Occupation (HMO) without the required license. Despite being given several chances to respond, the landlord ignored the proceedings, and the tribunal ruled in favour of the tenants.

This case highlights why HMO licensing matters and how tenants can take action if their landlord is breaking the rules.

Case Details

Tenants: Daniel Morris, Matthew Oliver, and Selene Mortimore Damian

Landlord: Simpson House 3 Ltd

Property: Flat 31, Simpson House, 2 Somerford Grove, London N16 7YA

Issue: The landlord did not have an HMO license, which is a legal requirement for renting out shared properties.

Action Taken: The tenants applied for a Rent Repayment Order (RRO) in August 2021, asking for their rent to be refunded.

The case was delayed because the landlord’s company was dissolved and then later restored in November 2024. Even after being given multiple chances to respond, the landlord did not engage with the tribunal at all.

Tribunal Findings

The tribunal reviewed the case and decided:

The landlord was in the wrong – they didn’t have the proper HMO license, which is required under housing laws.

The tenants were entitled to a refund – they had paid rent while living in an unlicensed property.

The landlord’s failure to respond didn’t help their case – they ignored the tribunal’s requests for information.

As a result, the tribunal ordered Simpson House 3 Ltd to repay the following amounts:

• Daniel Morris: £4,810
• Matthew Oliver: £5,200
• Selene Mortimore Damian: £4,810

The landlord was also ordered to cover £100 in tribunal fees. The money must be paid by 14 March 2025, and the tenants have appointed the London Renters Union (Somerford Grove Renters Fund) to help enforce the order.

What This Means for Landlords and Tenants

For Landlords:

If you’re renting out a shared property, you need an HMO license. Ignoring licensing rules can result in huge financial penalties and legal action.

For Tenants:

If you suspect your landlord doesn’t have an HMO license, you could be entitled to claim back rent. This case shows that tenants can fight back and win refunds when landlords fail to follow the law. If you’re unsure about your rights, speak to a tenant advice group or a housing lawyer.

Final Thoughts

This case is a reminder that housing laws exist for a reason – to protect tenants and hold landlords accountable.

Landlords: Make sure you have the correct licensing to avoid hefty repayments.

Tenants: Know your rights – if your landlord is breaking the rules, you may be able to get your rent back.

If you think your landlord might be renting an unlicensed HMO, check with your local council or seek advice from tenant support groups.