Given the high-risk nature of HMOs—particularly in terms of fire safety—Redbridge Council determined that the absence of a licence and the poor management of the property posed an unacceptable risk to tenants and the wider community.
A landlord who failed to obtain a mandatory House in Multiple Occupation (HMO) licence for a property in Ilford has been fined more than £11,000 after a tribunal upheld Redbridge Council’s enforcement action.
Pellumb Mazreku, of 75 Forest Road, Hainault, was initially issued the fine following a council investigation into a property he owned on Cranbrook Road. The house had been converted into multiple units and was reportedly used to accommodate employees of a development company. Local residents lodged numerous complaints, prompting a formal inspection by the Council’s housing enforcement team.
The inspection revealed serious breaches of housing and safety regulations. Officers found that the property was housing 12 occupants, including eight adults and four children under the age of five. It lacked basic fire protection measures such as smoke detectors and fire doors, and was overcrowded. In addition, there were inadequate waste disposal arrangements, with too few refuse bins provided for the number of residents.
Given the high-risk nature of HMOs—particularly in terms of fire safety—Redbridge Council determined that the absence of a licence and the poor management of the property posed an unacceptable risk to tenants and the wider community. Four legal breaches were identified: one under Section 72(1) of the Housing Act 2004 for operating an unlicensed HMO, and three under Section 234 of the same Act, relating to failures in HMO management standards.
Mazreku appealed the penalty to the First Tier Tribunal (Property Chamber), but on Thursday 3 April 2025, the tribunal rejected the appeal and upheld the fine, confirming the Council’s case and the validity of its enforcement.
Councillor Saima Ahmed, Cabinet Member for Housing and Homelessness at Redbridge Council, welcomed the outcome and stressed the importance of upholding housing standards: “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. That is simply unacceptable.”
She also urged landlords to act swiftly: “Under our licensing schemes, we’re working closely with private landlords to make sure they obtain the necessary licences for their properties. I would encourage any landlord who has not yet applied or renewed their HMO licence to act immediately before the Council takes enforcement action.”
Cllr Kam Rai, Leader of Redbridge Council, also praised the enforcement team’s efforts:
“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.”
Redbridge Council says it continues to work with landlords and developers to resolve issues amicably where possible, but emphasises that formal action will be taken against those who fail to meet their legal and moral obligations. When cases progress to the courts or tribunals, they enter the public domain and serve as a deterrent to others.
“Most cases are resolved through cooperation,” a Council spokesperson added, “but rogue landlords who ignore the law should be aware that our housing standards team will pursue enforcement to the fullest extent. Tribunal rulings like this make it clear that landlords cannot flout the rules and expect to get away with it.”
Under current regulations, HMO licences in Redbridge are granted for a maximum of five years. They must be renewed if a property continues to operate as an HMO beyond that period. The borough-wide scheme ensures that all high-risk shared housing is subject to oversight and periodic inspection.
This latest ruling sends a strong message that Redbridge Council is prepared to take robust action to protect tenants’ rights and ensure housing across the borough remains safe, compliant, and fit for purpose.
