Nottingham landlord ordered to pay £11,500 over unlicensed HMO

James Thorne Author 2026-05-21 10:29 3 min read

A row of red brick terraced houses along a narrow urban street with parked cars.

Contents

Financial penalties for Housing Act violations
Regulation of shared accommodation in Nottingham
Support and resources for city renters

A Nottingham landlord has been hit with a financial penalty exceeding £11,500 after failing to secure the mandatory legal permissions for a shared rental property. Faith Gakanje-Ajala was prosecuted by Nottingham City Council’s Safer Housing Team for operating a House of Multiple Occupation (HMO) without a license under the city’s Additional Licensing Scheme.

The case was heard at the local Magistrates’ Court, where the District Judge found Gakanje-Ajala guilty in her absence. The court determined that the evidence presented by the council proved the licensing breach, leading to a significant fine and associated costs. The total financial order of £11,537.50 includes a £7,500 fine, a £3,000 victim surcharge, and the recovery of the council’s legal costs amounting to £1,037.50.

Financial penalties for Housing Act violations

The prosecution of Faith Gakanje-Ajala follows a targeted investigation by the Safer Housing Team, which identified the property as operating outside of legal requirements. In Nottingham, the Additional Licensing Scheme requires landlords of certain shared properties—specifically those with three or four occupants from two or more households—to obtain a license. This is distinct from the national mandatory licensing scheme, which typically covers larger HMOs with five or more occupants.

The District Judge noted several aggravating factors presented by the council during the proceedings. These factors often include the duration of the unlicensed period and the potential risks posed to tenants when a property is not subject to official safety inspections. By operating without a license, landlords bypass critical checks on fire safety, gas and electrical standards, and the suitability of the management arrangements.

Regulation of shared accommodation in Nottingham

Nottingham City Council maintains a proactive stance on housing standards through its citywide licensing initiatives. The Additional Licensing Scheme is designed to ensure that all HMOs meet minimum safety and management criteria, regardless of their size. This regulatory framework allows the local authority to verify that the person in charge of the property is a “fit and proper” individual and that the accommodation is not overcrowded.

Nottingham landlord ordered to pay £11,500 over unlicensed HMO

Landlords who disregard these obligations face more than just court fines. Under the Housing Act 2004, operating an unlicensed HMO can also lead to tenants applying for a Rent Repayment Order (RRO). This legal mechanism allows renters to claim back up to 12 months of rent paid during the period the property was unlicensed. Furthermore, landlords without the correct license lose the ability to use Section 21 “no-fault” eviction notices, providing tenants with additional security of tenure while the property remains unregulated.

Support and resources for city renters

The successful prosecution of Gakanje-Ajala is part of a broader effort to tackle rogue landlords who ignore housing laws. The Safer Housing Team conducts regular inspections and responds to reports from the public to identify properties that fall short of legal standards. This enforcement work aims to level the playing field for the majority of Nottingham landlords who comply with the law and invest in the safety of their tenants.

Renters in Nottingham who are unsure if their home is correctly licensed can check the council’s public register of HMOs. If a property appears to be an HMO but does not feature on the register, or if there are concerns regarding maintenance and safety, tenants are encouraged to contact the Safer Housing Team directly. The council provides a confidential channel for reporting housing issues, ensuring that local residents have a point of recourse when dealing with substandard living conditions or unlicensed operators.

Source: Nottingham City Council