Get your Own
HHSRS Risk Assessment

If a tenant reports your property to the Council, the Council is duly bound by law to inspect your property for all 29 Hazards in the HHSRS (Housing Health & Safety Rating System).

If the Council finds any Category 1 risks, they are duty bound, by law, to start enforcement action against the Landlord and any Agents.

If you do not fully comply with any Enforcement Notice, Probation Order or Penalty Order, etc. within the allotted time (or successfully challenge it) then the Council will either issue a Civil Penalty fine of up to £30,00 per breach or commence criminal proceedings against you in Court.

In many cases, the Council will then persuade your tenants to make a Rent Repayment Order against you for up to 12 months rent!

Protect Yourself

It’s much simpler and safer to be ale to prove that your HMO or rental property is fully compliant with HHSRS.

Why do Councils do HHSRS inspections? 
The Council can inspect at random whenever they want.

If one of your tenants report your property on any basis the Council will do a full HHSRS inspection without your knowledge.  The first you’ll know is when you receive the Enforcement Notice or Council Penalty fine.

If your property should have been licensed but isn’t, you need to apply for a licence ASAP 



BUT

….

You’d better make sure even faster that it’s compliant with HHSRS or you’re looking at two fines One for unlicenced property and another for running a sub-standard property 

How can you protect yourself?

Get a 3rd party professional HHSRS inspection and risk assessment audit done by a certified HHSRS practitioner who has had the same training as Council HHSRS inspectors.

A Landlord Licensing & Defence certified HHSRS practitioner will report on every item within your property that the Council could claim to be ‘non-compliant’ or a Category 1 / 2 hazard.

What’s more, we’ll tell you what you need to do to rectify the issue ASAP to avoid being exposed to potential fines and prosecution.

What Does an HHSRS  Inspection and Report Cost?
The cost of an HHSRS audit is a tiny, tiny percentage of the fines you face. 
The actual cost depends on the building size. It’s similar in cost to a buyer’s survey. 

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How does it work? 
Book a HHSRS survey with Landlords Licencing and Defence and one of our certified HHSRS practitioners will attend your property.
They will survey every room plus the external elevations and gardens.  This is a very thorough inspection and takes usually 1 – 2 hours.
The surveyor will then produce two reports for you:

A full inspection report showing everything they inspected with condition report commentary, or the HHSRS ‘hazard’ relating to any defects seen and the severity of the hazard seen.

An ACTION report – detailing room-by-room exactly what action you must urgently take to avoid being at risk of prosecution.  We will also make suggestions for the other actions it would be wise for you to consider.
The report will include sections for you to annotate and sign off when the remedial actions have been taken.

DON’T BECOME ONE OF THESE PROSECUTED OR FINED LANDLORDS

Westhoughton 7-bed HMO planning permission refused affecting tenants

15 May 2019 TENANTS at a seven-bedroom shared house could be affected by a council decision to turn down a plans to change the status of the property. Officers at the town hall have refused permission to continue using the Westhoughton property as a seven-bedroom house in multiple occupation (HMO). The council is now considering "enforcement action" to reduce the number of occupiers at the house...

Landlords warned over housing rules as £16,000 fine dished out in Wolverhampton

Warnings have been issued to rogue landlords in Wolverhampton after council officers issued a £16,000 penalty to a homeowner flouting the rules. Wolverhampton council handed a Whitmore Reans landlord the huge financial penalty for running a house in multiple occupation (HMO) without a licence. It is the first time the council's housing team issued a civil penalty to a landlord for failing to...

BREAKING NEWS: Change to which Landlords can receive Rent Repayment Order.

Rakusen v Jepson and others appeal upheld and Upper Tribunal Decision Overturned. In what is the most important news for Landlords who find their property has been sublet unknowingly in Rent to Rent Residential to HMO situations. the Rent to Rent company will be held responsible. Following intricate calculations by Martin Rodger QC at the UTLC, these have been quashed at Appeal in the High...

Landlord hit with curfew, and compensation bill after unlawful eviction

07 May 2021 A landlord has been placed under an overnight curfew in her home and ordered to pay just under £7,000 in compensation and costs after pleading guilty to unlawfully evicting her lodger, in a case brought by Bristol City Council’s Rogue Landlord Unit.  The landlord, has been ordered to remain in her home between 8pm – 6am each day for the...

DON’T TALK TO THE COUNCIL!!!

03 Jul 2020 By Des Taylor A New Landlord hounded, bullied, harassed and falsely accused of breaking the law – until we put the bullies and the idiots in their place. Unjustified Enforcement yet again! READ THIS TRUE STORY – Every landlord needs to know the council is wrong a lot of the time and will destroy you if they can. For years, my message has been clear "do not talk to the council about...

District planning authorities in England issue fewest number of enforcement notices since records began

06 Sep 2021 Finally some good news for landlords and property developers! District planning authorities in England issue fewest number of enforcement notices since records began  District planning authorities in England issued fewer than 3,000 enforcement notices in the year to March 2021, government data has revealed.The 2,996 enforcement notices issued...

Property manager hit with £10,500 fine for unlicensed HMO

Property manager hit with £10,500 fine for unlicensed HMO A company and the manager of a house of multiple occupation (HMO) in South Hampstead, north-west London, have been hit with a hefty fine following legal proceedings brought by the Camden Council. Manager of the property, Benjamin George Wilson, aged 40 from Barnet, having earlier pleaded guilty to operating an HMO without an HMO licence,...

Success! We bat 5 over zealous council court summonses into the long grass – defending older landlord

20 Nov 2020 A LONG READ – Well Worth it. Especially if you were born between 1950 and 1980 and, you are a LANDLORD. A client Of Landlord Licensing & Defence who has lived in abject terror for months due to bullying and ridiculous Local Council action had a Happy Outcome at Court today! Terrified by Council Enforcement; a client who had been summoned to court by an overly aggressive local...

Landlord denied licences despite past conviction being ‘spent’

10 Dec 2020 A London council has confirmed its right to refuse licenses to criminal landlords - even reformed ones. A story in the East London Guardian says Nasim Hussain and her daughter Farina took the Waltham Forest council to court after the family’s licences for 29 rented properties were revoked and seven applications for new licences refused. The two women argued the council was wrong to...

Stoke-on-Trent landlords fined almost £1,800 & more will be prosecuted

Two landlords have been told to pay almost £1,800 - after failing to apply for a relevant licence. Both Sarah Machin and Mohammed Ashraf failed to apply for the licence within a selecting licensing areas in Stoke-on-Trent. The initiative had previously been rolled out by Stoke-on-Trent City Council with leaders claiming the scheme is aimed at raising the condition of rental properties. And the...

Bristol housing charity tops list of UK’s most-prosecuted landlords

Charity set up to house homeless among landlords convicted of making money from substandard properties but still letting homes to tenants, research finds A Bristol-based charity that receives thousands of pounds in housing benefit to accommodate vulnerable people has topped a list of the UK’s most-prosecuted landlords compiled. Alternative Housing, which was established to provide accommodation...

£18,000 Civil Penalty for Landlord who didn’t comply with HHSRS

12 Jan 2020 A landlord in one of the most scenic parts of Devon had been served with a £18,000 civil penalty because he failed to do work demanded by an Improvement Notice.  The landlord has not been named by South Hams council, but it says the landlord has now organised for the repairs to be carried out - which he has paid for, in addition to the penalty.  "This is fantastic news for...

Agents demand funds to clamp down on rogue operators

12 Oct 2021 ARLA Propertymark is calling on the government to properly fund local authorities so they can combat rogue operators in the private rental sector. In its submission to HM Treasury ahead of the Budget and spending review scheduled for later this month, Propertymark says many local authorities clearly face spending challenges when it comes to the policing of rogue landlords and agents....

New figures reveal thousands of tenants are at risk of death in their properties

New figures reveal thousands of tenants are at risk of death in their properties Shocking stats emerged after two men died in a four-bedroom Edgware home They were living with at least five others in the ramshackle unlicensed property Nearly three quarters of a million people are living in dirty or unsafe homes and thousands of lives are at risk because of rogue landlords, new figures reveal....

Crackdown on unlicensed HMOs in Islington leads to five housing prosecutions

Four landlords and a letting agent face bills totalling more than £20,000 after being prosecuted by Islington Council for operating unlicensed houses in multiple occupation (HMOs). HMOs are properties occupied by three or more people forming more than one household, and HMO licensing is used to tackle poor management of properties and drive up standards of accommodation in the private sector....

“All hands to the pumps” demands Lord Chancellor as he vows to catch up on Court and Tribunal cases

06 Jul 2020 The Lord Chancellor has agreed that there should be no constraints in the number of sitting days available during the COVID-19 recovery period for the courts or any hesitation in using fee-paid and deputy judges to fill any gaps which cannot be filled by the salaried judiciary, the Lord Chief Justice Lord Burnett and Lord Justice Lindblom have revealed. “It is now all hands to...

Landlords: Protect Yourself against 10 Million New Housing Inspectors

Seminar: What EVERY Landlord needs to know about avoiding massive fines and 'ambulance chasers'. Full day in-depth seminar. Thursday, 5 September '19   12pm - 6pm London SW1 Book tickets here On 20th March this year the Government appointed 10 MILLION new housing inspectors. They are not employed. They are on commission for getting Landlords sued. Which means they are highly...

£140,000 in fines for buy to let couple failing to maintain properties

29 Aug 2019 A husband and wife pair of buy to let investors have been prosecuted after letting out a property that contained serious hazards and defects. Hamedur Choudhury and his wife Roshon let out two flats and staff accommodation above a restaurant in East Grinstead. Environmental health officers from Mid Sussex council inspected the property 18 months ago and discovered serious issues...

Massive fines given to landlords for first selective licensing offences

05 Dec 2017 Four Gainsborough landlords have been fined and ordered to pay costs totalling £232,155.68. They are the first landlords to be prosecuted under West Lindsey District Council’s selective licensing scheme. Magistrates heard one case at Lincoln in October and sentenced three others the same day, sending a clear message to landlords that tough penalties will be issued where properties...

Capitol Riot Suspects Self-Incriminate Just Like Landlords Do Every Day

19 Jan 2021 Capitol riot suspect Aaron Mostofsky (Source: New York Post, as cited in criminal complaint) Many of the insurrectionists who marched on the UA Capitol building on Jan. 6 and violently forced their way into the building stupidly livestreamed their activities or boasted about them via social media. So far, those self-identifying actions have helped law...

Council Demolishes illegally occupied outbuilding. Issues £16,000 fine

25 Jun 2020 A property built without planning consent and then illegally let to a family has been knocked down by Ealing council in West London - and the owner has been sent the bill for the demolition job. Rapinder Kaur Sehajpal has been sent an invoice for £16,000 after ignoring requests to demolish it himself.  The council says the 45 square metre outbuilding had been built without...

Oxford landlord issued financial penalty of £15,624 for HMO offences

An Oxford landlord has been issued a financial penalty of £15,624 for controlling an unsafe House in Multiple Occupation (HMO) in the Cowley area of Oxford. The East Oxford-based landlord, who cannot be named for legal reasons, was investigated after environmental health officers from Oxford City Council visited a rented property on Kames Close in August 2017. The house was found to be an...

Landlord jailed for illegally converted flats

29 Jun 2019 A rogue landlord who made almost £130,000 in illegal rent after converting his three-bedroom house in east London into two flats without planning consent has been jailed after failing to pay back the money. Akram Hussain, 57, converted the family home in Glenny Road, Barking, into a one-bedroom flat and two-bedroom flat without obtaining planning consent. Snaresbrook Crown Court last...

HMO Landlords: Guilty Until Proven Innocent

01 Apr 2020 Over the past year we have seen Mandatory HMO licensing increased in scope to include all properties with 5 or more occupants, where they belong to two or more households. Since this we have seen a dramatic increase in the use of prosecutions, civil penalty fines and Rent Repayment Orders against Landlords. Many landlords, doing their best and running what they believe to be good HMO...

Landlord fined £7,400 as council secures 125th prosecution against rogue operators

A buy-to-let landlord has been ordered to pay £7,400 after failing to obtain a license to rent out a property in North West London. The unlicensed two-bedroom flat in Tunley Road, Harlesden, which would have cost £340 for a five-year selective licence, came to the attention of enforcement officers after the family complained to the council about their broken boiler. The landlord, Errol Roy...

Landlord who refused to pay for legal assistance gets stung for £28,000 in Rent Repayment Orders

19 Oct 2020 A Landlord who told our firm that he’d rather go out alone than pay £450 in fees for legal assistance has ended up with the inevitable DIY result of a massive Rent Repayment Order for £28,000. "Landlords who think they have the skills that they can handle their own case in the Property Tribunal are for the most part deluded and heading for disaster”, said Phil Turtle compliance...

Advice for Accidental Landlords

30 Apr 2020 By Des Taylor, Casework Director with Landlord Licensing and Defence Landlords… If your property is being managed by your brother’s sister’s cousin’s sister-in-law, or your best-est friends’ brother-in-law then you face a 90% probability of massive problems in the form of: Unpaid rentRepairs not doneCouncil inspectionsCouncil enforcement action Prosecution Massive Civil...

Landlord gets £2,249 fine and criminal record for illegal eviction

18 May 2021 Landlord Antanas Klibavicius has pleaded guilty to illegally evicting his tenant and not taking any steps towards ending the tenancy properly and legally.  Klibavicius, from Sheffield, pleaded guilty to unlawfully depriving his tenant of accommodation contrary to s1(2) Protection from Eviction Act 1977.  Taking into account Klibavicius’ early guilty plea, magistrates...

Property Owner faces Confiscation for ignoring planning enforcement

30 Jun 2020 Two joint property owners have been found guilty of illegally sub-dividing a building into seven substandard flats in a prosecution brought by the London Borough of Camden. They now face confiscation of the property under the proceeds of crime act which planners can use to claw back all the rental monies gained from the illegally altered building. The case dates back to 2010 when...

Oxford City Council has collected a total of £31,606 in penalties for housing offences from its first three cases since the introduction of new financial penalty powers

Oxford City Council has collected a total of £31,606 in penalties for housing offences from its first three cases since the introduction of new financial penalty powers to help crackdown on rogue landlords and improve safety for renters. In the biggest of the three fines, a landlord who owns a rented property on Garsington Road received financial penalties totalling £25,298 for failing to...

‘Landlord in Crisis’ Cases Last Week

23 Jun 2020 The last two weeks has been hectic and often people see what we publish and ask what exactly do we do? Well here is the first half covering just some of the things we have covered in the last two weeks, no day is ever boring and it is a long read and these cases are all landlords just like you: Landlords and COVID-19 Covid-19 has meant much more enforcement action against landlords...

£600,000 fine for damage to bat breeding site

22 Dec 2020 A major house builder has been ordered to pay what is understood to be the largest fine ever issued by a court in relation to a wildlife crime. On 8 December at Woolwich Crown Court, Bellway Homes pleaded guilty to the offence between 17 March 2018 and 17 August 2018 of damaging or destroying a breeding site or resting place for bats. The company was ordered to pay a fine of £600,000...

Letting agency hit with £10,000-plus fine for smoke alarm failings

Letting agency hit with £10,000-plus fine for smoke alarm failings A London council has fined a letting agency over £10,000 for failing to install smoke alarms in a rental property. Waltham Forest council has prosecuted Just Move Estates, located in Walthamstow, using powers under the Housing and Planning Act. The agency claimed that tenants had removed three smoke alarms from a rental property...

From our Barrister’s Desk: Civil Penalties, HMOs and The Housing Act – a Brief Guide

By Julian Hunt, Barrister at Law & specialist in HMOs and the Housing Acts I have advised on many Housing Act Civil Penalty Notices (CPNs) since their inception. There is no set format for these notices which arrive with that ominous thud on the doorstep. I have seen notices vary from a few lines via which the recipient must discern the exact particulars of the offence, to detailed notices...

Landlord fined for failure to comply

21 Jan 2020 A buy-to-let landlord has been ordered to pay more than £2,000 after ignoring several requests to carry out important repairs to a property in Bridlington, Yorkshire.  David Christlow, of Prospect Street in Bridlington, was fined a total of £2,000, and ordered to pay a victim surcharge of £170 and full costs of £2,282.93 after pleading guilty at Beverley Magistrates’ Court to...

Yet another landlord fined massively for unlicensed property

11 Jun 2021 A London council has prosecuted a landlord for renting out an unauthorised and unsafe House in Multiple Occupation. Daniella Mbachu, who owns property in Mitcham, was found guilty of failing to apply for an HMO licence from Merton council, and failure to supply a fire alarm, fire blanket, CO2 extinguisher, and fire escape.  As a result, she has been ordered to pay £13,800 in...

£25,000 fine for failing to comply with Improvement Notice

29 Oct 2021 The most recent success relates to a case the council served on landlord Mr Jamshid J-G, for failing to comply with an improvement notice of a property on the High Street, Starbeck. As Mr J-G failed to address several hazards at the property, including excess cold, structural issues and kitchen safety, the council imposed a financial penalty of £25,000. Mr J-G appealed against the...

Landlord’s excuse for operating Unlicensed HMO not a ‘Reasonable Excuse’ finds Appeal to Upper Tribunal

05 Jan 2021 Thurrock Council has won an appeal from a decision of the First-tier Tribunal to cancel a civil penalty imposed for the offence of managing or being in control of a house in multiple occupation that is required by the Housing Act 2004 to be licensed, when it was not so licensed. The FTT reached that conclusion because it found that the respondent had the defence of reasonable excuse....

London Boroughs of Camden and Newham slated by Housing Ombudsman for SEVERE maladministration

27 Oct 2020 The Housing Ombudsman has named the five social landlords involved in cases where it found severe maladministration in 2019/20. The report, Severe maladministration findings in 2019/20, sets out the case background, the Ombudsman’s assessment and findings, plus the orders made. The cases were: Two involving the London Boroughs of Camden and Newham where there were lengthy delays in...

Fine for landlord admitting failings

A property management company has been landed with a legal bill of almost £2,000 after admitting that it failed to keep a property in Nottingham in good repair. Nottingham City Council`s Housing Licensing and Compliance team secured a successful prosecution against ADKAM CIC (Community Interest Company) resulting in a fine of £1000 with costs of £836 and a £100 victim surcharge at Nottingham...

Councils using ‘Intelligence” to track down rental properties with low EPCs – £5,000 fines

29 Mar 2021 And so the EPC witch-hunt begins…. Threatening fines of up to £5,000 for any rental property with an EPC lower than Band E, councils are now using artificial intelligence to pull together all manner of records and information to cross-correlate properties on the EPC register with ratings F or G so that they can issue fines in the name of improving housing conditions for tenants. Of...

Northampton Council takes Landlords house

29 Oct 2020 Northampton council is seeking a so-called Charging Order against a landlord who failed to carry out improvements to her property and then ignored the resulting £12,400 civil penalty. In December 2018, council officers carried out an inspection of the property in the town, owned by Mrs Alle Sabboth. They found multiple category one hazards such as faulty door locks...

Landlord ordered to behave himself after being abusive towards tenant

21 May 2019 A BTL landlord who lost his cool during a heated exchange with a tenant over unpaid rent has been ordered to be of good behaviour for the next nine months at Jedburgh Sheriff Court. Steven Melville, 53, pleaded guilty to behaving in a threatening or abusive manner by shouting and swearing and struggling with his tenant, William Harley, during the incident in Hawick, Scotland, in...

Landlord faces jail unless she pays back £140k

A landlord in Hayes, west London, has been ordered to pay back more than £140,000 in rent she received unlawfully after converting a house into two separate flats without planning consent. The council's planning enforcement officers discovered Surinder Kaur Sethi, 61, had converted a three-bedroom house in Balmoral Drive, worth in the region £400,000, into two self contained flats without...

Landlord fined for operating illegally

Nasar Shaikh, of Coleshill Road, Birmingham, was fined £5,000 after failing to obtain a licence from Waltham Forest Council to rent out a two-bedroom flat on Theydon Street, Walthamstow. The landlord let the property to a young family who had been living at the house since 2010. The council identified the address in 2017 as one that needed a licence, but when officers contacted Shaikh, after...

£66,000 fine for landlord letting out HMO with safety failings

15 Jan 2021 A landlord has been hit with what a local authority calls a record £66,000 fine after being found guilty of letting an HMO that was dangerous to tenants. Reading council prosecuted Mohammed Naseer Zamir, following its housing team’s findings at the property in the town between October 2019 and February 2020.  Zamir claimed the property consisted of two self-contained flats,...

A Hertfordshire landlord has pleaded guilty to 28 offences resulting in a fine of over £20,000.

The convictions related to two private properties in the Hatfield area. 23 offences applied to one and the last five applied to the other. The first property, a HMO in Fern Dells, had failures with gas, electric and fire safety ad was therefore potentially dangerous for tenants. Extensive damp and mould was also found by the local council. There was also disrepair to windows and doors. The five...

Landlord ordered to pay £14,500 for unlicensed HMO

29 Jul 19 A buy-to-let landlord has been ordered to pay £14,500 for illegally renting out an overcrowded House in Multiple Occupation (HMO) without a licence in Evesham, Worcestershire. The landlord was issued with four civil penalty notices by Wychavon District Council after officers found 11 people occupying the property. It is the first time Wychavon, which did not name the landlord, has used...

Criminal sentences after rental property carried “risk of death”

11 Sep 2020 Two suspended sentences, community service, a fine and disqualification from being a director - those form the penalty for a rogue landlord guilty of letting out a property as a dangerous and illegal hostel. After three years of serving prohibition notices and bringing the case through the courts, Kent Fire and Rescue Service and the Health and Safety Executive jointly brought legal...

Landlord fined £90,000 for faultless properties

06 Feb 2020 A landlord has been ordered to pay just over £90,000 for repeatedly ignoring selective licensing laws in Brent, north London. Said Phil Turtle a director of Landlord Licensing and Defence, "The Council admits that there were 'no serious concerns' with this landlord’s properties. This fine is not for being a bad landlord - it is purely about the landlord failing to obey the law in...

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