What Makes Islington Different
Most London boroughs operate mandatory HMO licensing — the national scheme that requires licences for properties with five or more occupants from two or more households. But Islington goes significantly further.
Islington Council operates additional HMO licensing across the entire borough — not just in designated areas. This means that any property in Islington rented to three or more people from two or more households sharing facilities requires an additional HMO licence, regardless of the property's size, number of storeys, or any other factor.
This is one of the most extensive additional licensing schemes in London. The practical result is that a very large proportion of Islington's shared rental properties require a licence — and a significant number of landlords simply do not hold one.
Does My Islington Property Need a Licence?
If you are renting a property in Islington that you share with one or more other people who are not from the same household as you, there is a very strong probability that your property requires an additional HMO licence. The key test is:
- Three or more people living in the property
- From two or more separate households
- Sharing at least one facility — kitchen, bathroom, or living room
This covers the vast majority of shared flats and houses in Islington. A two-bedroom flat shared by two unrelated professionals, a house shared by three postgraduate students, a converted Victorian house with five separate renters — all of these almost certainly require an additional licence under Islington's scheme.
Example: Three friends renting a three-bedroom flat in Holloway from a private landlord. Each is a separate household. They share a kitchen and bathroom. The property almost certainly requires an additional HMO licence under Islington's borough-wide scheme.
What Happens If the Landlord Does Not Have a Licence?
A landlord who rents a property in Islington without the required additional HMO licence is committing a criminal offence. As a tenant living in that property, you have the right to apply to the First-tier Tribunal (Property Chamber) for a Rent Repayment Order (RRO).
An RRO is a legally binding order requiring your landlord to repay up to 12 months of rent that you have already paid. You do not need to prove any financial loss. You do not need a criminal conviction against your landlord. The Tribunal applies a civil standard of proof — balance of probabilities.
How Much Could You Recover?
The Tribunal can order repayment of between one and 12 months of rent. The amount depends on factors including how serious the landlord's breach was, whether they knew about the licensing requirement, the condition of the property, and whether there have been previous applications against the landlord.
In well-evidenced cases where a landlord clearly operated without a licence for a sustained period, awards at or near the maximum are achievable. For a tenant paying £1,100 per month in an unlicensed Islington property over a 10-month tenancy, the potential recovery could be up to £11,000.
Can I Apply After Moving Out?
Yes — provided you apply within 12 months of the landlord's offence. The offence is the act of renting without a licence, so the relevant date is when the unlicensed tenancy was in existence, not when it ended. If you have recently left an Islington property, contact us promptly to confirm whether your claim is still within time.
How Do I Check If My Landlord Had a Licence?
You can check Islington Council's licensing register directly — however, navigating historical licensing records and matching them to specific properties and tenancy periods can be complicated. We do this for every client as part of the free initial assessment, at no charge. We tell you clearly whether your landlord held the required licence during your tenancy and whether you have grounds for an RRO.
We check Islington's additional HMO licensing register for tenants across Finsbury Park, Highbury, Holloway, Angel, Archway, Barnsbury, Canonbury, and all other Islington areas — completely free of charge.
Can I Also Claim Deposit Compensation?
Yes — a Rent Repayment Order and a deposit compensation claim are entirely separate legal remedies. If your Islington landlord both operated without the correct licence and failed to protect your deposit correctly, both claims can be pursued simultaneously. We assess all potential claims as part of your free initial assessment.