Fine of £11,000 against East London landlord upheld at tribunal

A property owner who failed to license a house of multiple occupation (HMO) in Cranbrook Road, Ilford, has been fined over £11,000. 

Pellumb Mazreku of 75 Forest Road, Hainault, received the fine and appealed to the First Tier Tribunal Property Chamber. However, on Thursday 3 April 2025, the tribunal upheld the fine and dismissed the appeal. 

The fine followed numerous complaints to Redbridge Council about the newly developed buildings on Cranbrook Road. The complaints included claims that the houses were built to accommodate developer employees and contained multiple tenants.

On inspection, the Council found fire safety and overcrowding hazards. The property was occupied by 12 people (eight adults and four children under the age of five). HMOs are regarded as higher-risk properties in relation to fire. There were no fire detectors (smoke detectors) or fire doors (fire protection) and insufficient refuse bins.

 Cllr Saima Ahmed, Cabinet Member for Housing and Homelessness, said: “Mandatory HMO licensing applies borough-wide, and for good reason—it protects tenants and ensures homes meet legal standards. There are no shortcuts and excuses here in Redbridge, and this case reinforces that we will follow up on complaints and take action where needed. 

“Most private landlords in Redbridge act responsibly following the rules to ensure their tenants live in safe, clean, and comfortable conditions. However, a few bypass legal obligations and exploit vulnerable people for profit. 

“Under our licensing schemes, we’re working closely with private landlords to make sure they obtain the necessary licenses for their properties.  I would encourage any landlord, who has not renewed their license for HMO to act immediately before the Council takes enforcement action.”

Cllr Kam Rai, Leader of Redbridge Council, said: “I would like to thank our officers for their excellent work in this case, responding to the complaints, issuing the fine, defending the appeal, and ensuring this property developer pays up. We will not allow developers or substandard landlords to ride roughshod over local people, and the Council and I are pleased that this fine has been upheld.”

The Council works with landlords and developers to resolve issues where possible. However, the Council will issue fines if landlords fail to comply with their legal responsibilities. If enforcement action reaches the courts or a tribunal, it enters the public domain.

Most cases are resolved through cooperation, but where landlords ignore their legal and moral responsibilities, the Council will pursue formal enforcement. Tribunal outcomes serve as a public record of our enforcement work, and a reminder that rogue landlords cannot hide from our housing standards team.

Mandatory HMO licensing applies borough-wide. A licence is granted for a maximum of five years. If the property remains occupied as a Mandatory HMO, it must be renewed after this period.

There were four breaches in total: 

• One under the Housing Act 2004—Section 72 (1) Licensing offences
• Three offences under the Housing Act 2004—Section 234—management regulations in respect of a House in Multiple Occupation. 

Find out more about the Council’s licensing schemes.