News

Massive fine for breach of HMO licence conditions in North London

Monday, April 20th, 2026 - Brent Council

The landlord of a licensed House in Multiple Occupation (HMO) in North London has received an eye watering fine for breaches of HMO licence conditions and other offences.

The three-storey six bedroom HMO in Wyld Way, Wembley also contained a self-contained unit and an outbuilding. The outbuilding was self-contained but not declared on the HMO application and did not form part of the HMO licence. It was the unsafe condition of the outbuilding that triggered a complaint from the Metropolitan Police to Brent Council.

Brent Council investigated and found the landlord and licence holder, Mr Sanjay Patel, had committed serious breaches of the HMO licence and other offences relating to safety.

Tenants were left dealing with a range of unsafe living conditions, including overcrowding and no keys to open locked windows. Smoke alarms positioned throughout the property did not work and the fire alarm panel was not operating correctly, presenting a serious fire hazard. A couple and their four-month-old baby were living in the outbuilding, with no access to heating or electricity.

The council officers found severe overcrowding. The HMO licence permitted a maximum occupancy of seven people, but more than 18 people were believed to be occupying the property, including four people sharing one room in the attic. The property had multiple breaches of safety and consequently of licence conditions.

Mr Patel was convicted of breaching several improvement notices at Willesden Magistrates Court on Thursday 5 March 2026. The Court imposed a total financial penalty of £91,788, comprising:

£87,000 fine
£2,000 victim surcharge
£2,788 prosecution costs

We understand Mr Patel is in the process of being banned and stripped of his licence and is awaiting a hearing at the Residential Property Tribunal on Thursday 30 April 2026. The couple with the young baby were referred to the Housing Options Team at the council for further assistance in finding suitable accommodation.

Councillor Fleur Donnelly-Jackson, Brent Cabinet Member for Housing said:

“These tenants were subjected to appalling living conditions, but this successful prosecution shows our firm stance against landlords who put profit above safety. It sends a very clear message that we will not tolerate landlords exploiting tenants and providing unsafe living conditions. I want to thank officers who have worked tirelessly on this case to bring Mr Patel to justice.

“The prosecution and huge fine highlights the seriousness of the case and will be a strong deterrent to other landlords who are breaking the rules in Brent. If you don’t license your property correctly, this could happen to you. Don’t wait for us to find you, get licensed today.”

Our free guide containing information about property licensing and HMO planning restrictions in Brent is available here.