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

Liverpool tries again to implement selective licensing tax

15 Dec 2020 In a cynical attempt to hide their revenue creation motive by stating: “The council makes no profit from the scheme. Every single pound we get from landlords would be ring-fenced, paying for our team [of enforcement officers] to be out on the streets every day inspecting homes, chasing disrepair and taking the strongest action against those landlords who refuse to manage and...

Unlicensed landlord ordered to pay over £2,600

A private landlord has been fined £2,000 for renting out two properties in Peterborough without a licence which he was legally obliged to obtain under the city council’s selective licensing scheme. Kevin Wagstaff, who lives in Eye, was found guilty in his absence at Peterborough Magistrates’ Court last week for letting two properties on Atkinson Street and Saltmarsh without a licence, despite it...

London landlord gets eye-watering £450,000 fine

Beds in Sheds: Samina Nadeem, of Malborough Road, Southall who had refused to demolish her “beds in sheds” after repeated warnings from the council, now faces a record fine of nearly £450,000 or 4 years in prison. An Ealing councillor described Nadeem as “obstructive and aggressive” and housing her tenants in “Dickensian” conditions. Nadeem had had repeated warnings from the council but still...

Landlords prosecuted after flouting licensing laws in Gainsborough

Three landlords have been prosecuted for licensing offences in Gainsborough. Collectively the landlords, who all live outside of the West Lindsey area, were ordered to pay fines, costs and victim surcharges totalling more than £6,000. They all pleaded guilty to selective licensing offences during a hearing Lincoln Magistrates Court on June 4. Coun Sheila Bibb, chairman of the prosperous...

Landlords advised to watch out as Councils accused of not issuing enough Rent Repayment Orders

March 29, 2019 Councils in England have been accused of failing to use powers to tackle rogue landlords in the private rented sector. A response to a parliamentary question this week on the use of rent repayment orders (RROs) revealed that just three have been issued by local authorities to claw back Housing Benefit or the housing element of Universal Credit paid through rent in the 18 months to...

Bath pair fined £16k for holding wrong HMO licenses

Two landlords in Bath have been ordered to more than £16,000 for failing to hold the correct HMO licences. Elizabeth Vowles, 48, and Hayley Book, 55, from Weston pleaded guilty at Bath Magistrates’ Court to the offence under the Housing Act 2004. The court was informed that the pair were caught operating two HMOs in the Additional Licensing Area without a licence in January 2017, despite the...

‘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...

Rent Repayment Order £12,025 for Rent-to-Rent Flat in London SE10

15 July 2019 Case summary by Phil Turtle, Landlord Licensing and Defence. A rent-to-rent company fined £12,025 including costs by way of Rent Repayment Order in addition to £5,000 Civil Penalty Fine for failing to Licence the property which had become an HMO through sub-letting via a rent-to-rent company. The Landlord and owner of the leasehold flat (Mr E.) had let the flat through a letting...

Landlord fined £6,000 after rat droppings and disrepair

22 Apr 2021 A landlord has been fined £6,000 for failing to properly maintain a HMO in Reading. Nidan Singh, 76, has also been ordered to pay council costs of £1,956 and a victim surcharge of £181. Council officers inspected the property twice in 2019 and discovered a rat entry point and rat droppings in the kitchen.In addition, the fire detectors were found to be faulty; a bathroom...

BTL landlord ordered to pay more than £25k for unlicensed properties

18 Oct 2019 A buy-to-let landlord in Nottingham has been fined £24,000 and told to pay £1,100 costs as well as a victim surcharge of £170 after being convicted of 12 licencing offences. Dexter Blackstock, 33, was convicted of nine offences of failing to license properties under the Selective Licensing scheme at Nottingham Magistrates’ Court. These properties were in Addison Street, Haydn Road,...

HMO landlord fined after Barnet Council investigation

A landlord has been ordered to pay £2,650 in fines and costs after failing to licence a House of Multiple Occupation (HMO), following a successful prosecution by Barnet Council. Investigators discovered that the two-storey property in Hamonde Close, Edgware, was housing seven people during an evening inspection by the council’s Private Sector Housing Enforcement Team. They wrote to the owner,...

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 for keeping tenant’s deposit in a tin

15 Oct 2020 A landlord has been ordered to pay his ex-tenant £1,500 after failing to protect her deposit with an approved scheme. The Housing and Property Chamber First-tier tribunal for Scotland found that Mark Bradley of Gourock had not protected his tenant’s deposit for five and a half years, when he should have protected it within 30 working days of the start of the tenancy. In April 2014,...

NLA demands councils prosecute letting agents

04 Jul 2019 Local authorities are failing in their duty to prosecute criminal letting agents, the National Landlords Association (NLA) has warned. The NLA says a lack of enforcement is undermining efforts to improve the reputation of the private rental sector. More than half of 20 local authorities did not prosecute a single letting agent between 2014 and 2018, according to a Freedom of...

£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,...

Agent claiming to be unaware property was HMO, loses appeal over £20k fine

A lettings agent that claimed that it was unaware a property was a house in multiple occupation (HMO) has lost its appeal over a £20,000 fine. In January this year Altavon property management ltd and the landlord of the property, Adrian Simion, 30, had been found guilty at Luton Magistrates court of a series of management regulations breaches relating to the safety and running of houses in...

Landlord punished over safety case

21 Jan 2013 A LANDLORD risked his own tenants' lives by allowing them to stack furniture on a staircase. He has now been prosecuted by the city council for failing to keep the fire escape of his Chorlton property clear. The council decided to take legal action after making a number of visits to Alan Selkirk's property on Oswald Road. Manchester Magistrates Court heard that between September and...

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....

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...

Dawn raid finds 17 tenants crammed into sub-let HMO

29 Nov 2019 A dawn raid by enforcement officers from a London council has discovered 17 men sleeping on mattresses in a three bedroom Home in Multiple Occupation. The raid followed a tip-off about a suspected unlicensed HMO. A statement from Brent council says the men were paying £50 a week to a head tenant in exchange for accommodation which was described by the local authority as “overcrowded,...

Tenants suffer fire, but council only interested in prosecution for lack of HMO licence

23 Apr 2021 Following a rental property fire in a house in Hendon, all the council appeared to be interested in was that it had discovered an unlicensed HMO and proceeded to prosecute the landlord  “for failing to licence the HMO”. According to the council’s press release:  Barnet Council discovered the property was an unlicenced House of Multiple Occupancy (HMO) after being called to the...

Tribunal Tells Coventry City Council that £31,499 Landlord Penalty is ’not in any way reasonable’ and slashes it to £3,300

24 Oct 2019 In the First Tier Tribunal (Property Chamber) the Landlord Mr Tan Sandhu appealed against a fixed penalty of £24,649 (initially £31,499) imposed by Coventry City Council for breaches of the Housing Act 2004. Reviewing the Tribunal’s decision, Phil Turtle, compliance consultant with Landlord Licensing and Defence said “Whilst we cannot condone a landlord not knowing and / or failing...

Own goal! Failure to licence HMO cost ex-footballer £34,000

23 Feb 2021 A landlord who failed to licence his properties has been ordered to pay back over £8,000 in rent. Dexter Blackstock, a former professional footballer, has been told he has to refund £8,592.98 in housing benefit that he was paid for two unlicensed properties. Blackstock was previously convicted of nine offences of failing to licence properties under Nottingham council's...

Southall landlord fined £70K for HMO regulation breaches

Mr Balwinder Singh Kahlon, the landlord of a property on East Avenue in Southall, received a substantial fine of more than £70K at Ealing Magistrates’ Court as the result of action by Ealing Council. Appearing in court on Friday, 30 October, Mr Kahlon was sentenced for 18 offences of failing to comply with the Management of Houses in Multiple Occupation (England) Regulations 2006 (Section 234(3)...

Court puts Charge on Landlord’s Property for £37,000 unpaid Civil Penalty

12 Dec 2019 An unlicensed landlord who let out rooms with dangerous electrics and refused to pay a civil fine, has been told he must pay the fine before he can sell the property. Slough council took a civil case against the landlord due to the dangerous standard of living conditions in the Home of Multiple Occupancy. A £37,000 penalty charge notice was issued in June this year due to a breach of...

The true Cost of Unlicensed HMOs

30 Jan 2020 A landlord in bath was fined £10,000 plus £4,000 costs and given a criminal record in Bath this month for not licensing her HMO. We see cases of this every week and the "going rate" is around £12,000 for not licensing an HMO.  But that is only the start. To 'obtain proof' that you are operating an unlicensed HMO, the councils often effect dawn raids turning up 6 or 8 of them at...

Enfield Council persecutes private landlords while leaving Council Tenant in “mouldy, mouse-infested” accommodation for three years

05 Oct 2020 Of course if a private landlord had left a disabled tenant and his whole family in "mouldy, mouse-infested” accommodation for three years, any council in the land would have thrown the book at them and issued Civil Penalty Fines in the multiple £10,000s.   In yet another case proving that two-faced Councils actually care very...

Landlords ordered to pay more than £6k for HMO failings

16 May 2019 A buy-to-let landlord has been ordered to pay more than £6,000 in relation to 12 charges under the Housing Act after council officers found numerous breaches of regulations at a house in multiple occupation ( HMO ) ranging from defective windows to failing to produce a gas safety certificate. Mahmut Gilgil, of Blandford Road, BH15, was convicted of a series of failings at the HMO,...

Doncaster Landlord gets Banning Order

18 Dec 2019 A landlord has been banned for two and half years after repeatedly putting tenants’ lives at risk by letting unsafe housing. This landlord banning order - in Doncaster - is reportedly the first in the North of England and only the third achieved by a council since the order came into effect in April 2018. Following a hearing in October the Property Tribunal Service banned Almas...

Landlord found guilty of unlawful harassment and misleading practices

A rogue landlord in Gainsborough will be sentenced later this month after being found guilty of unlawful harassment towards his tenants and pursuing misleading and aggressive practices. Ragoopathy Naidu, 64, ordered his tenants to move out of their property inside an hour, in breach of their tenancy agreement.  The charges were brought by Lincolnshire Trading Standards and West Lindsey...

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...

Airbnb host fined £100,000 for letting council flat

30 Jul 2019 An Airbnb host who rented out his central London council flat to tourists has been fined £100,000 and evicted. Council tenant Toby Harman, 37, created the fake identity "Lara" on Airbnb to rent out his studio apartment. The flat, in Victoria, had been advertised since 2013 and received more than 300 reviews, Westminster City Council said. Anti-fraud software had found Harman's first...

Court of Appeal upholds £99k penalties for breaches of HMO regulations and non-compliance with enforcement notices

05 Feb 2021 The Court of Appeal has rejected a company director's appeal over penalties amounting to £99,000 imposed by the Upper Tribunal for breaches of regulations covering houses in multiple occupation (HMOs), and non-compliance with enforcement notices. The penalties related to Max House, 60 St Faiths Lane, Norwich of which Faith’s Lane Apartments (FLAL) was the freehold owner. The...

Landlord fined for ‘extremely dangerous’ rental property

A private landlord has been ordered to pay just over £1,000 after being found guilty of providing an ‘extremely dangerous’ rental property that was in a poor state of repair. Lincoln Magistrates’ Court heard that landlord Joe Burgess, of Newark Road, Lincoln, had failed to comply with housing regulations for his rental property in Newtoft, which consisted of unsafe electrics, no heating, severe...

How every Surrey council deals with complaints about about rogue landlords

Just two councils in Surrey fined or prosecuted landlords for issues such as poor living conditions Councils in Surrey received more than 600 complaints from tenants in a year, but there have been just four rogue landlords prosecuted. Owning a home is becoming less affordable. In 2001, 9% of homes in Surrey were private rented, according to the Office for National Statistics (ONS). In 2011, the...

New Permitted Development Rights being challenged in Court

17 Sep 2020 A Divisional Court will next month hear campaign group Rights : Community : Action’s (RCA’s) judicial review challenge to the government’s new rules on permitted development. On 2 September Mr Justice Holgate directed that RCA’s claim should be heard over 1.5 days on a date in early October 2020. The case will be heard as a “rolled up” hearing. RCA, which has withdrawn its...

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...

Just Move Estates fined £10k for failing to install smoke alarms in rented house in Leyton

Just Move Estates in Hoe Street, Walthamstow, had claimed that tenants removed three smoke alarms from the house on Melford Road, Leyton, but upon inspection, council officers found no evidence they were ever installed. They were fined by Waltham Forest Council, using powers from the Housing & Planning Act. The council issued a civil penalty against Just Move Estates, which the company...

Yet another landlord gets £14,000 fine for not having HMO licence

17 Dec 2020 A landlord has been fined £10,000 by her local council for failing to licence a HMO. Tracey Davies of Bath was found guilty in her absence when the case came before magistrates in the city. The local authority - which says it was “acting on information received that the property was likely to be operating as an illegal HMO” - was inspected back in February of last year.  The...

Essex ‘Accidental Landlord’ stung with £3,500 rent repayment order

05 Dec 2019 Assisted by a no-win, no-fee organisation the tenant, a former acquaintance of the landlord’s daughter – to whom the accidental landlord had let the property on reduced rent-terms as a favour because of their acquaintanceship as teachers who worked together. In his finding regarding the property in Chadwell Heath, Romford, Judge Nichols of the First Tier Tribunal (property chamber)...

HMO landlord fined

Three landlords have been fined a total of £24,170 including costs, for failing to have a licence for a House in Multiple Occupation (HMO). Chiabass Lawrence, who has been managing HMOs across London since 2003, pleaded guilty at Willesden Magistrates’ Court on 19th June for failing to acquire a license for an HMO without reasonable excuse. Mr Lawrence and his property management companies, OGAS...

Letting agent fined £80k after investigation into shared houses

09 Oct 2019 Fire at one of the properties triggered the prosecution of Orange Living Ltd - which trades as Loc8me and provides for students A letting agent which counts students among its customers has been fined £80,000 for failing to license shared houses it rented out. A council investigation was triggered after a fire in the attic of one of the properties in Loughborough leased out by Orange...

‘Landlord in Crisis’ Cases This 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 are 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: Breaking the Law If you drive at 90mph you will eventually get caught. If you break the law of the Housing Act 2004 or...

Landlord fined £50,000, for failing to licence 2 HMOs

Following a trawl of Letting Agents Web sites properties for let were discovered for rent and had no house in multiple occupation Licences. Harmesh Bagga, landlord of 3 properties let through Ignite Properties to students in Royal Leamington Spa has been fined £50,000 plus costs for failing to properly manage and obtain licences for each of his properties let in multiple occupation Magistrates...

Tenant in arrears? Text them! New research finds phone calls are too intimidating…

12 Oct 2020 Most tenants claim they are “intimidated” when agents or landlords telephone them about arrears - and they would much prefer a text. Warned Phil Turtle, compliance director with Landlord Licensing & Defence “Thus is potentially scary for landlords as “Intimidation or harassment is one of the reasons that tenants are persuaded to apply for Rent Repayment Orders claiming...

Rogue landlord in Harrow faces jail if he doesn’t pay £1.5m fine

Vispasp Sarkari convicted after being caught cramming families into squalid properties A rogue landlord who illegally carved up family homes to create cramped bedsits and charged tenants hundreds of pounds a month is facing prison unless he pays what is believed to be a record £1.5m penalty for breaking planning laws. Vispasp Sarkari, 56, from Harrow, north-west London, has been ordered to pay...

Huge fine for HMO owner after refusal of planning consent

09 Dec 2020 A long-running case about a house divided up and let out without planning permission has resulted in a fine of nearly £10,000 for the owner. Brighton & Hove council investigated the property back in July 2018. The owner, Shirley White, had divided up the house and was letting it out before she discovered she needed planning permission to convert the property to a house of...

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...

Banned: Rogue agency and director cannot let any property in England

28 May 2021 A London council has secured banning orders against rogue property agents who were previously fined over £70,000 for letting an unlicensed and unsafe home. Simple Properties Management Ltd and the company’s director, Miguel Cabeo Cespedes, were given banning orders prohibiting them from letting any housing and engaging in letting agency or property management work in England. The...

Landlord hit with £66,000 bill after sending in heavies to kick tenant out

27 Jun 2019 A rogue landlord has been ordered to pay a £60,170 fine and £6,000 court costs after being found guilty of making tenants’ lives a misery. The fine is the biggest financial penalty that Brent Council in London has secured to date. The council says it is a reflection of the “truly appalling conditions” tenants were living in. Hugo Pulqueiro sent in the heavies to remove the belongings...

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