Hackney HMO Register — Check Licences & Claim Unlicensed Rent
Council data box
Hackney tenants who live in a house in multiple occupation that should be licensed — but is not — can apply to the First-tier Tribunal for a rent repayment order: up to two years' rent repaid for offences committed on or after 1 May 2026. This page collects what you need for Hackney: the statutory register link, how to check it, the tribunal office that would handle your claim, and local rent figures that shape how much a claim could be worth.
The statutory register
We do not yet list a direct link for this council's register. Every council must publish one under section 232 Housing Act 2004: search the council's website for “HMO register”, or phone the private sector housing team and ask for the licensing section.
How to check your address
- Search the register for your full postcode (and house number if asked).
- If your address appears, check the licence expiry date — a lapsed licence means the property is currently unlicensed.
- Check the permitted maximum occupants against how many actually live there.
- If your address does not appear and there are 5 or more of you from 2 or more households sharing facilities, treat it as unlicensed until the council says otherwise.
- Save a screenshot or PDF of the result (both the hit and the no-hit) with the date visible — that is your core evidence later.
Is my property an HMO in Hackney?
The national baseline: a property is a mandatory HMO if 5 or more people, forming 2 or more households, share kitchen, bathroom or toilet facilities (Housing Act 2004 s.254-259). Managing or controlling an unlicensed mandatory HMO is a criminal offence under s.72(1). This page does not currently list Hackney's additional or selective licensing designations — check the council's licensing pages directly, because a designation can make even a 2-person flat licensable.
If it is unlicensed, the rent can be reclaimed
An unlicensed HMO is not a paperwork problem — it is a criminal offence (Housing Act 2004 s.72(1)), and a tenant, former tenant, or a local housing authority can apply for a rent repayment order. For offences committed on or after 1 May 2026 the tribunal can order repayment of up to two years' rent; for earlier offences, up to twelve months. Applications are made within two years of the offence, and the standard of proof is the criminal one — beyond reasonable doubt. See how much you could claim and the application process.
Where a claim is filed
A rent repayment order claim about a property in Hackney is filed with the Residential property: London region — 10 Alfred Place, London, WC1E 7LR. Send Form RRO1 and documents to London.Rap@justice.gov.uk or the postal address above; the residential property team can be reached on 0207 446 7730. Details: Residential property: London region.
Local rent levels shape claim value
The ONS private rental market statistics for Hackney put the median room (single room) rent: £700/month (lower quartile not published, upper quartile not published; ONS sample of 10 rents), and the median rent across all property categories: £1,850/month. Room-rent matters most for HMO claims: a successful two-year claim at the median room rent would be around £16,800 before deductions such as Universal Credit housing payments or bills you paid yourself. That is an illustration from published statistics, not a prediction — your actual rent paid sets the number. Source: ONS Private rental market summary statistics, October 2022 to September 2023.
Evidence to start collecting now
- Tenancy agreement (all pages, including the landlord's name and signature)
- Rent payment proof: bank statements, standing transfer references, receipts
- The register result: dated screenshot showing your address is not licensed
- Universal Credit award letters (housing element), if you claim — needed for the deduction calculation
- Bills records, if you pay utilities separately
- Photos and messages about the property's condition or management
- Names of everyone in the household and when each moved in
Frequently asked questions
How do I check the Hackney HMO register? Search your postcode on the council's official register (linked above). Every council must keep it public under section 232 Housing Act 2004. If the link above does not yet point at Hackney's register, phone the housing team and ask for the HMO licensing section.
How much rent can I claim back in Hackney? Up to two years' rent for offences on or after 1 May 2026 (twelve months before that date), minus deductions such as Universal Credit housing payments. The cap follows your actual rent, not an area average.
Who is the claim against? The immediate landlord — the person you rent from. Since the Renters' Rights Act 2025 changes, a superior landlord can also be named where the immediate landlord cannot or will not pay, or where both committed the offence.
Does reporting to the council start a claim? No. Reporting triggers enforcement, which is worth doing, but a rent repayment order is a separate tribunal application you make yourself.
Claim potential in Hackney
Based on the ONS median room rent of £700/month for Hackney:
| Scenario | Indicative maximum |
|---|---|
| Offence on or after 1 May 2026 (up to 2 years' rent) | £16,800 |
| Offence before 1 May 2026 (up to 12 months' rent) | £8,400 |
Illustrative only. Actual awards depend on the rent you actually paid, Universal Credit and utility deductions, and the tribunal's view of the landlord's conduct under s.44 HPA 2016. Check your own figures before applying.
Free help, no fee
Shelter's free housing advice line: 0808 800 4444 (England, weekdays) · Shelter Cymru: 08000 495 495 · Citizens Advice: 0808 223 1133. In immediate danger (for example an illegal lock-out happening now), call 999.
Ready to claim? The Casewright RRO Pack helps you calculate the rent to reclaim (including Universal Credit and utility deductions), complete Form RRO1, and compile a bookmarked, searchable First-tier Tribunal applicant bundle. It is not a law firm and does not give legal advice. Flat £149 — no percentage of your award.
Reviewed by Sean McNamara against legislation.gov.uk, GOV.UK tribunal guidance and council registers. Last verified: 2026-09-04.