Tenants Awarded £38,459 At Gordon Mansions, London

Introduction

In a recent tribunal decision dated 29 April 2025, landlord Saloni Saraf was ordered to repay £38,139.87 in rent, plus £320 in application and hearing fees, to three former tenants of Flat 28, Gordon Mansions, Torrington Place, London WC1E 7HE. The case centered on the landlord's failure to obtain the required House in Multiple Occupation (HMO) license, a violation of housing regulations.

What Happened?

• Who were the tenants? Lok Yee Priscilla Lee, Long Kiu Choy, and Tjun Yi Lum.

• Who was the landlord? Saloni Saraf.

• What was the issue? The landlord rented out the property as an HMO without obtaining the necessary license.

• How long was the property unlicensed? From 9 June 2022 to 8 June 2023.

The tenants applied for a Rent Repayment Order (RRO) on 1 March 2024, seeking £83,805.48 - the total rent paid during the unlicensed period. The landlord acknowledged the need for an HMO license but attributed the oversight to administrative errors.

What Did the Tribunal Find?

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

What Was the Final Decision?

• Amount repaid to tenants: £38,139.87

• Additional fines or fees: £320 to cover application and hearing fees.

• Why this decision? The tribunal considered the landlord's 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.

Could this apply to you?

Nearly every case in this series turns on the same thing: a property that needed a licence and did not have one. That is not rare, and it is free to check.

• Look up the address on your council's public licensing register. Mandatory HMO licensing covers five or more people from two or more households, and many councils run additional or selective schemes covering ordinary lets too. How to check a landlord and property.
• Work out whether your home is an HMO and what that means for your rights. Your rights in a shared house.
• See what a claim involves, including the time limits. A Rent Repayment Order can return up to twelve months' rent, and you can apply after you have moved out. Claiming money back from your landlord.
• Read the wider pattern in our analysis of thousands of tribunal decisions. What Rent Repayment Order data says.

And whatever the outcome, review the landlord and the property. A tribunal decision helps the tenants who brought it. A review reaches the person about to sign next.