How to Report an Unlicensed Landlord in England

If you’re renting in England, your landlord may be legally required to have a property licence from the local council, especially for Houses in Multiple Occupation (HMOs) or under local selective/additional licensing schemes. Knowing what steps to take if you discover your landlord operates without a required licence is crucial for protecting your tenancy and living conditions. This guide explains your rights, how to report an unlicensed landlord, and points you to official forms, advice services, and relevant legislation.

When Does a Landlord Need a Licence in England?

Not all private landlords need a licence, but many do. Licensing typically applies in these cases:

• Mandatory HMO licensing: Applies to properties with five or more tenants from two or more households, sharing facilities.
• Additional and Selective Licensing: Some councils require licences for smaller HMOs or for any rented property within certain areas.

Check your council’s requirements using the official HMO guidelines and local authority website.

What Are the Risks of Renting from an Unlicensed Landlord?

Renting from an unlicensed landlord can put you at risk. It may mean:

• Your home doesn’t meet safety standards
• You may not get repairs or maintenance done properly
• Your landlord may face penalties, which could affect your tenancy

However, you as a tenant are protected. You cannot be evicted simply for reporting your landlord’s licensing status.

How to Check If Your Landlord Is Licensed

You can contact your local council or check their property licensing register, often available on the council’s website. If you’re unsure which council to contact, use the Find your local council tool.

What to Do If Your Landlord Is Not Licensed

If you confirm that your landlord is renting your home without the proper licence, there are practical steps you can take:

1. Report to the Local Council

• Contact the council's private sector housing or licensing team.
• Most councils have an online form or hotline specifically for reporting suspected unlicensed properties.
• Your identity can usually be kept confidential.

Example: If you're living in a five-bedroom shared house and discover no licence is in place, you can notify the council using their official reporting process (e.g., Camden Council HMO reporting guidance).

2. Apply for a Rent Repayment Order (RRO)

If your landlord is required to have (but does not have) a licence, you may be eligible to reclaim up to 12 months' rent. This is done through a tribunal process.

• Form name: RRO Application (no standard government form number; check your local tribunal's instructions)
• When to use: After your landlord is prosecuted or the council confirms there has been an offence of operating without a licence.
• How to use: You apply to the First-tier Tribunal (Property Chamber) for an RRO, providing evidence such as tenancy agreements, rent statements, and council correspondence.
• Official guidance and form: See the government’s information on rent repayment orders.

3. Request Repairs or Raise Other Concerns

If your home needs repairs, you can ask your landlord in writing, but if there’s no proper licence, contact the council for support. Councils can force landlords to resolve serious issues, even if the property is unlicensed.

Relevant Tenancy Legislation

The main laws covering landlord licensing and your rights as a renter in England include:

• Housing Act 2004 (Part 2 and 3: Licensing of Houses in Multiple Occupation and Selective Licensing of Other Residential Accommodation)
• The Licensing of Houses in Multiple Occupation (Prescribed Description) (England) Order 2018

For disputes and RROs, cases are handled by the First-tier Tribunal (Property Chamber).

FAQ: Unlicensed Landlords in England

1. Can my landlord evict me for reporting them to the council? No. It’s illegal for your landlord to retaliate with eviction just because you report them for not having a licence. If you fear eviction, seek advice immediately.
2. What happens to my tenancy if the council finds my landlord unlicensed? Your tenancy continues as normal – you won’t be forced to leave just because of licensing issues. However, the council may take action against the landlord, including requiring them to get a licence or imposing fines.
3. How do I apply for a rent repayment order? Once you have evidence (for example, council confirmation of the offence), complete the relevant application for the First-tier Tribunal (Property Chamber), submitting details about your tenancy and payments. See official government guidance for tenants.
4. Does every rented house in England need a licence? Not every property needs a licence. Licensing requirements depend on the size, type of let, and local council rules. Always check with your local authority.
5. Will reporting my landlord affect my references or future rentals? No, reporting your landlord should not negatively impact your references as your rights are protected by law. If you have concerns, talk to a professional advice service.

Key Takeaways

• Your landlord may need a licence depending on your property type and location.
• If you discover your landlord is unlicensed, you can report them to the local council and may be eligible for a rent repayment order.
• You are legally protected from eviction for reporting an unlicensed landlord, and the First-tier Tribunal helps settle such cases.

Need Help? Resources for Renters

• GOV.UK private renting guidance – Overview of your rights and official advice
• Find your local council – For licensing requirements and to make a report
• GOV.UK tenants’ rights section
• First-tier Tribunal (Property Chamber) – For rent repayment order applications
• Shelter England – Does my landlord need a licence?

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1. Housing Act 2004, Part 2: Licensing of HMOs
2. Housing Act 2004, Part 3: Selective Licensing
3. Licensing of Houses in Multiple Occupation (Prescribed Description) (England) Order 2018
4. Rent Repayment Orders Guidance for Tenants (GOV.UK)
5. First-tier Tribunal (Property Chamber)

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