{"status":"ok","isolation_mode":"OGL-v3.0-read-only","statutory_framework":"Housing Act 2004 ss.72/95, Housing and Planning Act 2016 ss.40-44 & Renters' Rights Act 2026 (24-month cap)","inputs":{"monthly_rent_gbp":1500,"months_unlicensed":12,"universal_credit_housing_gbp":0,"utilities_included_monthly_gbp":150,"region":"London","offence_type":"Unlicensed HMO (s.72)","party_role":"landlord_defence","mitigation_factors":["utilities_deducted"]},"calculation":{"gross_rent_in_period_gbp":18000,"uc_deduction_gbp":0,"utilities_deduction_gbp":1800,"net_eligible_rent_gbp":16200,"offence_baseline_median_pct":60,"s72_hmo_baseline_median_pct":60,"s95_selective_baseline_median_pct":40,"regional_direct_median_pct":60,"empirical_regional_median_pct":60,"net_mitigation_pct_adjustment":0,"predicted_award_pct_low":50,"predicted_award_pct_median":60,"predicted_award_pct_high":70,"predicted_award_gbp_low":8100,"predicted_award_gbp_median":9720,"predicted_award_gbp_high":11340,"estimated_mitigation_saving_gbp":8280,"matched_regional_precedent_count":62,"modeling_method":"nearest_case_and_baseline_band_estimator"},"step_adjustment_benchmark":{"schema_version":"1.0.0","worf_quarantine_verified":true,"corpus_statistics":{"total_decisions_in_corpus":199,"decisions_coded_for_mitigation":68,"pct_stating_single_overall_award_without_explicit_step":85,"s72_hmo_explicit_starting_point_median_pct":60,"s72_hmo_explicit_starting_point_range_pct":[25,100],"s72_hmo_explicit_starting_point_n":19,"s72_hmo_final_award_median_pct":60,"s72_hmo_final_award_range_pct":[15,100],"s72_hmo_final_award_n":61,"s95_selective_final_award_median_pct":40,"s95_selective_final_award_n":5},"reference_step_adjustments_pct":{"s72_vs_eviction_scaling_from_100pct_max":-25,"documented_financial_hardship":-35,"low_seriousness_culpability_prompt_action_and_health":-30,"first_offence_clean_record_minor_mitigation":-5,"disrepair_or_late_licence_aggravation_moderate":5,"slow_repairs_pests_leaks_non_engagement_aggravation":10},"nearest_3_step_cases":[{"case_ref":"LON/00BH/HMF/2025/0736","primary_offence_category":"HMO (Housing Act 2004 s.72)","starting_point_pct":100,"step_adjustments":[{"delta_pct":-25,"direction":"offence_severity_scaling","category":"s72_vs_eviction_baseline","rationale":"Worked down from 100% maximum: -25% because s.72 unlicensed HMO is less serious than unlawful eviction."},{"delta_pct":-30,"direction":"mitigating_deduction","category":"low_culpability_prompt_remediation_and_health","rationale":"-30% deduction for low seriousness and culpability, prompt remedial action, and landlord health mitigation."}],"net_adjustment_pct":-55,"final_award_pct":45,"verification_status":"hand_checked_in_run_87","decision_date":"2026-04-22","region":"London","respondent_type":"company","claimed_gbp":24033.89,"awarded_gbp":10763.62,"award_source":"direct","coded_factors_from_199_dataset":["fire safety","disrepair/condition","reasonable excuse raised","utilities deducted","tenant conduct issues","rent-to-rent / superior landlord"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/x3-35-rodney-place-london-e17-5nn-lon-slash-00bh-slash-hmf-slash-2025-slash-0736","url_http_status":200},{"case_ref":"LON/00AM/HMF/2022/0200","primary_offence_category":"HMO (Housing Act 2004 s.72)","starting_point_pct":50,"step_adjustments":[{"delta_pct":-5,"direction":"mitigating_deduction","category":"first_offence_no_prior_conviction","rationale":"-5% mitigating deduction from 50% starting point (first offence / no prior conviction despite disrepair/unprotected deposit)."}],"net_adjustment_pct":-5,"final_award_pct":45,"verification_status":"coded_from_decision","decision_date":"2025-10-22","region":"London","respondent_type":"individual","claimed_gbp":1.37,"awarded_gbp":1741.68,"award_source":"inferred","coded_factors_from_199_dataset":["disrepair/condition","deposit not protected","first offence / no prior conviction","professional/portfolio landlord"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/58-george-downing-estate-cazenove-road-london-n16-8be-lon-slash-00am-slash-hmf-slash-2022-slash-0200","url_http_status":200},{"case_ref":"LON/00AZ/HMF/2025/0928","primary_offence_category":"HMO (Housing Act 2004 s.72)","starting_point_pct":75,"step_adjustments":[{"delta_pct":5,"direction":"aggravating_addition","category":"disrepair_and_conduct","rationale":"+5% upward adjustment from 75% starting point (disrepair/condition issues noted)."}],"net_adjustment_pct":5,"final_award_pct":80,"verification_status":"coded_from_decision","decision_date":"2026-06-25","region":"London","respondent_type":"individual","claimed_gbp":1800,"awarded_gbp":null,"award_source":"none","coded_factors_from_199_dataset":["disrepair/condition","reasonable excuse raised","utilities deducted"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/49b-jerningham-road-london-se14-5nq-lon-slash-00az-slash-hmf-slash-2025-slash-0928","url_http_status":200}],"all_7_step_adjustment_cases":[{"case_ref":"LON/00BH/HMG/2025/0616","primary_offence_category":"HMO (Housing Act 2004 s.72)","starting_point_pct":20,"step_adjustments":[{"delta_pct":10,"direction":"aggravating_addition","category":"landlord_conduct_and_property_condition","rationale":"Aggravated by landlord conduct: slow repairs, water leaks, mice infestation, and failure to engage."}],"net_adjustment_pct":10,"final_award_pct":30,"verification_status":"hand_checked_in_run_87","decision_date":"2025-11-04","region":"London","respondent_type":"company","claimed_gbp":23953,"awarded_gbp":7185.9,"award_source":"direct","coded_factors_from_199_dataset":["fire safety","disrepair/condition","first offence / no prior conviction","reasonable excuse raised","utilities deducted","tenant conduct issues","professional/portfolio landlord"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/15-dyson-road-london-e11-1na-lon-slash-00bh-slash-hmg-slash-2025-slash-0616","url_http_status":200},{"case_ref":"LON/00BH/HMF/2025/0736","primary_offence_category":"HMO (Housing Act 2004 s.72)","starting_point_pct":100,"step_adjustments":[{"delta_pct":-25,"direction":"offence_severity_scaling","category":"s72_vs_eviction_baseline","rationale":"Worked down from 100% maximum: -25% because s.72 unlicensed HMO is less serious than unlawful eviction."},{"delta_pct":-30,"direction":"mitigating_deduction","category":"low_culpability_prompt_remediation_and_health","rationale":"-30% deduction for low seriousness and culpability, prompt remedial action, and landlord health mitigation."}],"net_adjustment_pct":-55,"final_award_pct":45,"verification_status":"hand_checked_in_run_87","decision_date":"2026-04-22","region":"London","respondent_type":"company","claimed_gbp":24033.89,"awarded_gbp":10763.62,"award_source":"direct","coded_factors_from_199_dataset":["fire safety","disrepair/condition","reasonable excuse raised","utilities deducted","tenant conduct issues","rent-to-rent / superior landlord"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/x3-35-rodney-place-london-e17-5nn-lon-slash-00bh-slash-hmf-slash-2025-slash-0736","url_http_status":200},{"case_ref":"LON/00AZ/HMF/2025/0928","primary_offence_category":"HMO (Housing Act 2004 s.72)","starting_point_pct":75,"step_adjustments":[{"delta_pct":5,"direction":"aggravating_addition","category":"disrepair_and_conduct","rationale":"+5% upward adjustment from 75% starting point (disrepair/condition issues noted)."}],"net_adjustment_pct":5,"final_award_pct":80,"verification_status":"coded_from_decision","decision_date":"2026-06-25","region":"London","respondent_type":"individual","claimed_gbp":1800,"awarded_gbp":null,"award_source":"none","coded_factors_from_199_dataset":["disrepair/condition","reasonable excuse raised","utilities deducted"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/49b-jerningham-road-london-se14-5nq-lon-slash-00az-slash-hmf-slash-2025-slash-0928","url_http_status":200},{"case_ref":"CAM/00KF/HMJ/2025/0011","primary_offence_category":"HMO (Housing Act 2004 s.72)","starting_point_pct":25,"step_adjustments":[{"delta_pct":10,"direction":"aggravating_addition","category":"disrepair_and_late_licensing","rationale":"+10% upward adjustment from 25% starting point (disrepair/condition and late licence application)."}],"net_adjustment_pct":10,"final_award_pct":35,"verification_status":"coded_from_decision","decision_date":"2026-05-13","region":"Eastern (Cambridge)","respondent_type":"unspecified","claimed_gbp":14140,"awarded_gbp":null,"award_source":"none","coded_factors_from_199_dataset":["disrepair/condition","reasonable excuse raised","utilities deducted","licence applied late"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/50a-eastern-esplanade-southend-on-sea-ss1-2es-cam-slash-00kf-slash-hmj-slash-2025-slash-0011","url_http_status":200},{"case_ref":"LON/00AM/HMF/2022/0200","primary_offence_category":"HMO (Housing Act 2004 s.72)","starting_point_pct":50,"step_adjustments":[{"delta_pct":-5,"direction":"mitigating_deduction","category":"first_offence_no_prior_conviction","rationale":"-5% mitigating deduction from 50% starting point (first offence / no prior conviction despite disrepair/unprotected deposit)."}],"net_adjustment_pct":-5,"final_award_pct":45,"verification_status":"coded_from_decision","decision_date":"2025-10-22","region":"London","respondent_type":"individual","claimed_gbp":1.37,"awarded_gbp":1741.68,"award_source":"inferred","coded_factors_from_199_dataset":["disrepair/condition","deposit not protected","first offence / no prior conviction","professional/portfolio landlord"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/58-george-downing-estate-cazenove-road-london-n16-8be-lon-slash-00am-slash-hmf-slash-2022-slash-0200","url_http_status":200},{"case_ref":"MAN/00BY/HMG/2024/0606","primary_offence_category":"Selective Licensing (Housing Act 2004 s.95)","starting_point_pct":75,"step_adjustments":[{"delta_pct":-5,"direction":"mitigating_deduction","category":"mitigation_factors","rationale":"-5% mitigating deduction from 75% starting point on s.95 selective licensing offence."}],"net_adjustment_pct":-5,"final_award_pct":70,"verification_status":"coded_from_decision","decision_date":"2026-02-19","region":"Northern (Manchester)","respondent_type":"unspecified","claimed_gbp":null,"awarded_gbp":5800.97,"award_source":"direct","coded_factors_from_199_dataset":["disrepair/condition","reasonable excuse raised"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/c101-parliament-square-8-crump-street-liverpool-l1-0dq-man-slash-00by-slash-hmg-slash-2024-slash-0606","url_http_status":200},{"case_ref":"LON/00BB/HMF/2026/0016","primary_offence_category":"HMO (Housing Act 2004 s.72)","starting_point_pct":50,"step_adjustments":[{"delta_pct":-35,"direction":"mitigating_deduction","category":"documented_financial_hardship","rationale":"-35% deduction from 50% starting point down to 15% for documented landlord financial hardship."}],"net_adjustment_pct":-35,"final_award_pct":15,"verification_status":"coded_from_decision","decision_date":"2026-07-23","region":"London","respondent_type":"individual","claimed_gbp":null,"awarded_gbp":615,"award_source":"direct","coded_factors_from_199_dataset":["reasonable excuse raised"],"gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/32a-little-ilford-lane-london-e12-5pw-lon-slash-00bb-slash-hmf-slash-2026-slash-0016","url_http_status":200}]},"comparable_precedents":[{"case_ref":"LON/00AY/HMF/2025/0751","title":"44 Tulse Hill, London, SW2 2PR - LON/00AY/HMF/2025/0751","region":"London","decision_date":"2026-10-08","offence_type":"Unlicensed HMO (s.72)","claimed_gbp":8604,"awarded_gbp":4302,"award_pct_of_rent":60,"award_source":"direct","vizzy_award_source":"direct","respondent_type":"individual","mitigation_factors":["utilities_deducted","good_condition","letting_agent_reliance","financial_hardship","delayed_council_application","universal_credit_deducted","professional_landlord_aggravation","director_liability","tenant_conduct"],"judge_summary":"The Tribunal makes a rent repayment order against the Respondent to the Applicant in the sum of £4,302, to be paid within 28 days.","pdf_url":"https://assets.publishing.service.gov.uk/media/6ac765deec9d3aba1e013a3b/26.10.08_-_Decision.pdf","gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/44-tulse-hill-london-sw2-2pr-lon-slash-00ay-slash-hmf-slash-2025-slash-0751","quarantine_verdict":"CLEAN"},{"case_ref":"LON/00AC/HMF/2026/0043","title":"Flat 2, 757A High Road, London, N12 8LD - LON/00AC/HMF/2026/0043","region":"London","decision_date":"2026-10-02","offence_type":"Unlicensed HMO (s.72)","claimed_gbp":5610.29,"awarded_gbp":2805,"award_pct_of_rent":50,"award_source":"direct","vizzy_award_source":"direct","respondent_type":"corporate","mitigation_factors":["utilities_deducted","good_condition","letting_agent_reliance","financial_hardship","delayed_council_application","universal_credit_deducted","professional_landlord_aggravation","director_liability","fire_safety_breach"],"judge_summary":"Decision : 2 October 2026 DECISION © CROWN COPYRIGHT 2013 \fOrders (1) The Tribunal makes rent repayment orders against the Respondent to the Applicant in the sum of £2,805, to be paid within 28 days.","pdf_url":"https://assets.publishing.service.gov.uk/media/6abf8a9060db3ef9976c172c/26.10.02_-_Decision.pdf","gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/flat-2-757a-high-road-london-n12-8ld-lon-slash-00ac-slash-hmf-slash-2026-slash-0043","quarantine_verdict":"CLEAN"},{"case_ref":"LON/00AL/HMG/2026/0009","title":"Room 2, 35 Milne House, Ogilby Street, London SE18 5EJ: LON/00AL/HMG/2026/0009","region":"London","decision_date":"2026-09-21","offence_type":"Unlicensed HMO (s.72)","claimed_gbp":850,"awarded_gbp":784.8,"award_pct_of_rent":92.3,"award_source":"direct","vizzy_award_source":"none","respondent_type":"individual","mitigation_factors":["utilities_deducted","letting_agent_reliance","delayed_council_application","universal_credit_deducted","good_condition"],"judge_summary":"decision 21 September 2026 DECISION © CROWN COPYRIGHT \fThe tribunal’s decisions (i) The application for a rent repayment order is dismissed.","pdf_url":"https://assets.publishing.service.gov.uk/media/6ab11bd73f8e4e96a6a66abc/260921_Decision_PM.pdf","gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/room-2-35-milne-house-ogilby-street-london-se18-5ej-lon-slash-00al-slash-hmg-slash-2026-slash-0009","quarantine_verdict":"CLEAN"},{"case_ref":"LON/00AU/HMF/2026/0023","title":"65a Tufnell Park Road, Islington, N7 0PS: LON/00AU/HMF/2026/0023","region":"London","decision_date":"2026-09-11","offence_type":"Unlicensed HMO (s.72)","claimed_gbp":23098.11,"awarded_gbp":13887.27,"award_pct_of_rent":60,"award_source":"direct","vizzy_award_source":"direct","respondent_type":"individual","mitigation_factors":["utilities_deducted","good_condition","letting_agent_reliance","financial_hardship","delayed_council_application","tenant_conduct","universal_credit_deducted","professional_landlord_aggravation","fire_safety_breach"],"judge_summary":"The tribunal determines to make a Rent Repayment Order to the Applicants of £13,887.","pdf_url":"https://assets.publishing.service.gov.uk/media/6aa3d10992e72b8ac437f169/260910_Decision_PM.pdf","gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/65a-tufnell-park-road-islington-n7-0ps-lon-slash-00au-slash-hmf-slash-2026-slash-0023","quarantine_verdict":"CLEAN"},{"case_ref":"LON/00BG/HMF/2026/0022","title":"Flat 12 Trevelyan House, Morpeth Street, London E2 0PY: LON/00BG/HMF/2026/0022","region":"London","decision_date":"2026-08-24","offence_type":"Unlicensed HMO (s.72)","claimed_gbp":42316,"awarded_gbp":29621.2,"award_pct_of_rent":70,"award_source":"direct","vizzy_award_source":"direct","respondent_type":"individual","mitigation_factors":["utilities_deducted","financial_hardship","universal_credit_deducted","director_liability","fire_safety_breach","good_condition"],"judge_summary":"Having taken into account all the factors set out above the Tribunal determines the Rent Repayment Order in the sum of 70% of the total rent paid after deducting the Tribunal’s estimate of £550 per year per resident as representing the cost to the landlord of paying the council tax, water and internet connection bills.","pdf_url":"https://assets.publishing.service.gov.uk/media/6a8c476aac563f363ba3c41d/flat_12_Trevelyan_House___Morpeth_Street_E2_0PY_RRO_decision_final.pdf","gov_uk_url":"https://www.gov.uk/residential-property-tribunal-decisions/flat-12-trevelyan-house-morpeth-street-london-e2-0py-lon-slash-00bg-slash-hmf-slash-2026-slash-0022","quarantine_verdict":"CLEAN"}],"schedule_markdown":"# Landlord Section 44 Mitigation & Defence Schedule\n\n## 1. Statutory Quantum & Deduction Calculation (Housing and Planning Act 2016 ss.40-44 & Renters' Rights Act 2026)\n- **Tribunal Region:** London\n- **Alleged Offence:** Unlicensed HMO (s.72)\n- **Period Claimed (1-24 Month RRA 2026 Cap):** 12 months @ £1500.00/month\n- **Gross Rent Paid in Period:** £18000.00\n- **Less Universal Credit / Housing Benefit Deduction (s.44(3)):** -£0.00 (£0.00/mo)\n- **Less Utilities / Services Included in Rent (*Acheampong v Roman* [2022] UKUT 239 (LC)):** -£1800.00 (£150.00/mo)\n- **Net Eligible Rent Susceptible to RRO:** **£16200.00**\n- **Applied s.44 Conduct / Mitigation Factors:** utilities_deducted\n- **Empirical Offence Baseline Median (Worf-Verified 199-Decision Benchmark):** **60%** (s.72 HMO = 60%, s.95 Selective Licensing = 40%; regional direct median = 60%)\n- **Bounded Step Adjustment Applied:** +0.0%\n- **Predicted Tribunal Award Range:** **50% - 70%** (Median **60%**)\n- **Predicted RRO Award Quantum:** **£8100.00 - £11340.00** (Median **£9720.00**)\n- **Estimated Total Deduction & Mitigation Saving vs Gross Rent:** **£8280.00**\n\n## 2. Explicit Judicial Step-Adjustment Precedents (7-Case Benchmark: `LON/00BH/HMG/2025/0616` et al.)\n| Case Ref | Offence | Starting % | Step Adjustment | Final % | Awarded (£) | Provenance | Judicial Step Rationale | GOV.UK Decision |\n| :--- | :--- | ---: | ---: | ---: | ---: | :--- | :--- | :--- |\n| **LON/00BH/HMG/2025/0616** | HMO (Housing Act 2004 s.72) | 20% | **+10%** | **30%** | £7185.90 | direct | Aggravated by landlord conduct: slow repairs, water leaks, mice infestation, and failure to engage. | [GOV.UK](https://www.gov.uk/residential-property-tribunal-decisions/15-dyson-road-london-e11-1na-lon-slash-00bh-slash-hmg-slash-2025-slash-0616) |\n| **LON/00BH/HMF/2025/0736** | HMO (Housing Act 2004 s.72) | 100% | **-55%** | **45%** | £10763.62 | direct | Worked down from 100% maximum: -25% because s.72 unlicensed HMO is less serious than unlawful eviction.; -30% deduction for low seriousness and culpability, prompt remedial action, and landlord health mitigation. | [GOV.UK](https://www.gov.uk/residential-property-tribunal-decisions/x3-35-rodney-place-london-e17-5nn-lon-slash-00bh-slash-hmf-slash-2025-slash-0736) |\n| **LON/00AZ/HMF/2025/0928** | HMO (Housing Act 2004 s.72) | 75% | **+5%** | **80%** | — | none | +5% upward adjustment from 75% starting point (disrepair/condition issues noted). | [GOV.UK](https://www.gov.uk/residential-property-tribunal-decisions/49b-jerningham-road-london-se14-5nq-lon-slash-00az-slash-hmf-slash-2025-slash-0928) |\n| **CAM/00KF/HMJ/2025/0011** | HMO (Housing Act 2004 s.72) | 25% | **+10%** | **35%** | — | none | +10% upward adjustment from 25% starting point (disrepair/condition and late licence application). | [GOV.UK](https://www.gov.uk/residential-property-tribunal-decisions/50a-eastern-esplanade-southend-on-sea-ss1-2es-cam-slash-00kf-slash-hmj-slash-2025-slash-0011) |\n| **LON/00AM/HMF/2022/0200** | HMO (Housing Act 2004 s.72) | 50% | **-5%** | **45%** | £1741.68 | inferred | -5% mitigating deduction from 50% starting point (first offence / no prior conviction despite disrepair/unprotected deposit). | [GOV.UK](https://www.gov.uk/residential-property-tribunal-decisions/58-george-downing-estate-cazenove-road-london-n16-8be-lon-slash-00am-slash-hmf-slash-2022-slash-0200) |\n| **MAN/00BY/HMG/2024/0606** | Selective Licensing (Housing Act 2004 s.95) | 75% | **-5%** | **70%** | £5800.97 | direct | -5% mitigating deduction from 75% starting point on s.95 selective licensing offence. | [GOV.UK](https://www.gov.uk/residential-property-tribunal-decisions/c101-parliament-square-8-crump-street-liverpool-l1-0dq-man-slash-00by-slash-hmg-slash-2024-slash-0606) |\n| **LON/00BB/HMF/2026/0016** | HMO (Housing Act 2004 s.72) | 50% | **-35%** | **15%** | £615.00 | direct | -35% deduction from 50% starting point down to 15% for documented landlord financial hardship. | [GOV.UK](https://www.gov.uk/residential-property-tribunal-decisions/32a-little-ilford-lane-london-e12-5pw-lon-slash-00bb-slash-hmf-slash-2026-slash-0016) |\n\n## 3. Comparable Regional GOV.UK First-tier Tribunal (Property Chamber) Precedents (OGL v3.0)\n| Case Ref | Decision Date | Region | Offence | Claimed (£) | Awarded (£) | Award % | Provenance | s.44 Factors | Official GOV.UK PDF |\n| :--- | :--- | :--- | :--- | ---: | ---: | ---: | :--- | :--- | :--- |\n| **LON/00AY/HMF/2025/0751** | 2026-10-08 | London | Unlicensed HMO (s.72) | £8604.00 | £4302.00 | **60%** | direct | utilities_deducted, good_condition, letting_agent_reliance, financial_hardship, delayed_council_application, universal_credit_deducted, professional_landlord_aggravation, director_liability, tenant_conduct | [PDF](https://assets.publishing.service.gov.uk/media/6ac765deec9d3aba1e013a3b/26.10.08_-_Decision.pdf) |\n| **LON/00AC/HMF/2026/0043** | 2026-10-02 | London | Unlicensed HMO (s.72) | £5610.29 | £2805.00 | **50%** | direct | utilities_deducted, good_condition, letting_agent_reliance, financial_hardship, delayed_council_application, universal_credit_deducted, professional_landlord_aggravation, director_liability, fire_safety_breach | [PDF](https://assets.publishing.service.gov.uk/media/6abf8a9060db3ef9976c172c/26.10.02_-_Decision.pdf) |\n| **LON/00AL/HMG/2026/0009** | 2026-09-21 | London | Unlicensed HMO (s.72) | £850.00 | £784.80 | **92.3%** | direct | utilities_deducted, letting_agent_reliance, delayed_council_application, universal_credit_deducted, good_condition | [PDF](https://assets.publishing.service.gov.uk/media/6ab11bd73f8e4e96a6a66abc/260921_Decision_PM.pdf) |\n| **LON/00AU/HMF/2026/0023** | 2026-09-11 | London | Unlicensed HMO (s.72) | £23098.11 | £13887.27 | **60%** | direct | utilities_deducted, good_condition, letting_agent_reliance, financial_hardship, delayed_council_application, tenant_conduct, universal_credit_deducted, professional_landlord_aggravation, fire_safety_breach | [PDF](https://assets.publishing.service.gov.uk/media/6aa3d10992e72b8ac437f169/260910_Decision_PM.pdf) |\n| **LON/00BG/HMF/2026/0022** | 2026-08-24 | London | Unlicensed HMO (s.72) | £42316.00 | £29621.20 | **70%** | direct | utilities_deducted, financial_hardship, universal_credit_deducted, director_liability, fire_safety_breach, good_condition | [PDF](https://assets.publishing.service.gov.uk/media/6a8c476aac563f363ba3c41d/flat_12_Trevelyan_House___Morpeth_Street_E2_0PY_RRO_decision_final.pdf) |\n\n## 4. Verbatim Judicial Reasoning Extracts\n- **`LON/00AY/HMF/2025/0751` (44 Tulse Hill, London, SW2 2PR - LON/00AY/HMF/2025/0751):** The Tribunal makes a rent repayment order against the Respondent to the Applicant in the sum of £4,302, to be paid within 28 days.\n- **`LON/00AC/HMF/2026/0043` (Flat 2, 757A High Road, London, N12 8LD - LON/00AC/HMF/2026/0043):** Decision : 2 October 2026 DECISION © CROWN COPYRIGHT 2013 \fOrders (1) The Tribunal makes rent repayment orders against the Respondent to the Applicant in the sum of £2,805, to be paid within 28 days.\n- **`LON/00AL/HMG/2026/0009` (Room 2, 35 Milne House, Ogilby Street, London SE18 5EJ: LON/00AL/HMG/2026/0009):** decision 21 September 2026 DECISION © CROWN COPYRIGHT \fThe tribunal’s decisions (i) The application for a rent repayment order is dismissed.\n- **`LON/00AU/HMF/2026/0023` (65a Tufnell Park Road, Islington, N7 0PS: LON/00AU/HMF/2026/0023):** The tribunal determines to make a Rent Repayment Order to the Applicants of £13,887.\n- **`LON/00BG/HMF/2026/0022` (Flat 12 Trevelyan House, Morpeth Street, London E2 0PY: LON/00BG/HMF/2026/0022):** Having taken into account all the factors set out above the Tribunal determines the Rent Repayment Order in the sum of 70% of the total rent paid after deducting the Tribunal’s estimate of £550 per year per resident as representing the cost to the landlord of paying the council tax, water and internet connection bills.\n","schedule_csv":"schedule_section,case_ref,region,decision_date,offence_type,gross_or_claimed_gbp,net_or_awarded_gbp,award_pct_of_rent,award_source,mitigation_factors,pdf_url,summary\r\nCALCULATION_SUMMARY,CALC/London/12M,London,2026-10-29,Unlicensed HMO (s.72),18000,9720,60,direct_benchmark,utilities_deducted,https://parish.technoplusit.co.uk/rro,\"Net eligible rent £16200 after £0 UC & £1800 utilities deduction; offence baseline 60%, step adjustment 0%, predicted range £8100-£11340 (50%-70%).\"\r\nSTEP_ADJUSTMENT_PRECEDENT,LON/00BH/HMG/2025/0616,London,2025-11-04,HMO (Housing Act 2004 s.72),23953,7185.9,30,direct,fire safety;disrepair/condition;first offence / no prior conviction;reasonable excuse raised;utilities deducted;tenant conduct issues;professional/portfolio landlord,https://www.gov.uk/residential-property-tribunal-decisions/15-dyson-road-london-e11-1na-lon-slash-00bh-slash-hmg-slash-2025-slash-0616,\"Start 20% -> Net step 10% -> Final 30%: Aggravated by landlord conduct: slow repairs, water leaks, mice infestation, and failure to engage.\"\r\nSTEP_ADJUSTMENT_PRECEDENT,LON/00BH/HMF/2025/0736,London,2026-04-22,HMO (Housing Act 2004 s.72),24033.89,10763.62,45,direct,fire safety;disrepair/condition;reasonable excuse raised;utilities deducted;tenant conduct issues;rent-to-rent / superior landlord,https://www.gov.uk/residential-property-tribunal-decisions/x3-35-rodney-place-london-e17-5nn-lon-slash-00bh-slash-hmf-slash-2025-slash-0736,\"Start 100% -> Net step -55% -> Final 45%: Worked down from 100% maximum: -25% because s.72 unlicensed HMO is less serious than unlawful eviction.; -30% deduction for low seriousness and culpability, prompt remedial action, and landlord health mitigation.\"\r\nSTEP_ADJUSTMENT_PRECEDENT,LON/00AZ/HMF/2025/0928,London,2026-06-25,HMO (Housing Act 2004 s.72),1800,,80,none,disrepair/condition;reasonable excuse raised;utilities deducted,https://www.gov.uk/residential-property-tribunal-decisions/49b-jerningham-road-london-se14-5nq-lon-slash-00az-slash-hmf-slash-2025-slash-0928,Start 75% -> Net step 5% -> Final 80%: +5% upward adjustment from 75% starting point (disrepair/condition issues noted).\r\nSTEP_ADJUSTMENT_PRECEDENT,CAM/00KF/HMJ/2025/0011,Eastern (Cambridge),2026-05-13,HMO (Housing Act 2004 s.72),14140,,35,none,disrepair/condition;reasonable excuse raised;utilities deducted;licence applied late,https://www.gov.uk/residential-property-tribunal-decisions/50a-eastern-esplanade-southend-on-sea-ss1-2es-cam-slash-00kf-slash-hmj-slash-2025-slash-0011,Start 25% -> Net step 10% -> Final 35%: +10% upward adjustment from 25% starting point (disrepair/condition and late licence application).\r\nSTEP_ADJUSTMENT_PRECEDENT,LON/00AM/HMF/2022/0200,London,2025-10-22,HMO (Housing Act 2004 s.72),1.37,1741.68,45,inferred,disrepair/condition;deposit not protected;first offence / no prior conviction;professional/portfolio landlord,https://www.gov.uk/residential-property-tribunal-decisions/58-george-downing-estate-cazenove-road-london-n16-8be-lon-slash-00am-slash-hmf-slash-2022-slash-0200,Start 50% -> Net step -5% -> Final 45%: -5% mitigating deduction from 50% starting point (first offence / no prior conviction despite disrepair/unprotected deposit).\r\nSTEP_ADJUSTMENT_PRECEDENT,MAN/00BY/HMG/2024/0606,Northern (Manchester),2026-02-19,Selective Licensing (Housing Act 2004 s.95),,5800.97,70,direct,disrepair/condition;reasonable excuse raised,https://www.gov.uk/residential-property-tribunal-decisions/c101-parliament-square-8-crump-street-liverpool-l1-0dq-man-slash-00by-slash-hmg-slash-2024-slash-0606,Start 75% -> Net step -5% -> Final 70%: -5% mitigating deduction from 75% starting point on s.95 selective licensing offence.\r\nSTEP_ADJUSTMENT_PRECEDENT,LON/00BB/HMF/2026/0016,London,2026-07-23,HMO (Housing Act 2004 s.72),,615,15,direct,reasonable excuse raised,https://www.gov.uk/residential-property-tribunal-decisions/32a-little-ilford-lane-london-e12-5pw-lon-slash-00bb-slash-hmf-slash-2026-slash-0016,Start 50% -> Net step -35% -> Final 15%: -35% deduction from 50% starting point down to 15% for documented landlord financial hardship.\r\nCOMPARABLE_PRECEDENT,LON/00AY/HMF/2025/0751,London,2026-10-08,Unlicensed HMO (s.72),8604,4302,60,direct,utilities_deducted;good_condition;letting_agent_reliance;financial_hardship;delayed_council_application;universal_credit_deducted;professional_landlord_aggravation;director_liability;tenant_conduct,https://assets.publishing.service.gov.uk/media/6ac765deec9d3aba1e013a3b/26.10.08_-_Decision.pdf,\"The Tribunal makes a rent repayment order against the Respondent to the Applicant in the sum of £4,302, to be paid within 28 days.\"\r\nCOMPARABLE_PRECEDENT,LON/00AC/HMF/2026/0043,London,2026-10-02,Unlicensed HMO (s.72),5610.29,2805,50,direct,utilities_deducted;good_condition;letting_agent_reliance;financial_hardship;delayed_council_application;universal_credit_deducted;professional_landlord_aggravation;director_liability;fire_safety_breach,https://assets.publishing.service.gov.uk/media/6abf8a9060db3ef9976c172c/26.10.02_-_Decision.pdf,\"Decision : 2 October 2026 DECISION © CROWN COPYRIGHT 2013 \fOrders (1) The Tribunal makes rent repayment orders against the Respondent to the Applicant in the sum of £2,805, to be paid within 28 days.\"\r\nCOMPARABLE_PRECEDENT,LON/00AL/HMG/2026/0009,London,2026-09-21,Unlicensed HMO (s.72),850,784.8,92.3,direct,utilities_deducted;letting_agent_reliance;delayed_council_application;universal_credit_deducted;good_condition,https://assets.publishing.service.gov.uk/media/6ab11bd73f8e4e96a6a66abc/260921_Decision_PM.pdf,decision 21 September 2026 DECISION © CROWN COPYRIGHT \fThe tribunal’s decisions (i) The application for a rent repayment order is dismissed.\r\nCOMPARABLE_PRECEDENT,LON/00AU/HMF/2026/0023,London,2026-09-11,Unlicensed HMO (s.72),23098.11,13887.27,60,direct,utilities_deducted;good_condition;letting_agent_reliance;financial_hardship;delayed_council_application;tenant_conduct;universal_credit_deducted;professional_landlord_aggravation;fire_safety_breach,https://assets.publishing.service.gov.uk/media/6aa3d10992e72b8ac437f169/260910_Decision_PM.pdf,\"The tribunal determines to make a Rent Repayment Order to the Applicants of £13,887.\"\r\nCOMPARABLE_PRECEDENT,LON/00BG/HMF/2026/0022,London,2026-08-24,Unlicensed HMO (s.72),42316,29621.2,70,direct,utilities_deducted;financial_hardship;universal_credit_deducted;director_liability;fire_safety_breach;good_condition,https://assets.publishing.service.gov.uk/media/6a8c476aac563f363ba3c41d/flat_12_Trevelyan_House___Morpeth_Street_E2_0PY_RRO_decision_final.pdf,\"Having taken into account all the factors set out above the Tribunal determines the Rent Repayment Order in the sum of 70% of the total rent paid after deducting the Tribunal’s estimate of £550 per year per resident as representing the cost to the landlord of paying the council tax, water and internet connection bills.\"\r\n"}