Tenant Awarded £53,000 Damages For Unlawful Eviction (2 October 2025)

The Duncan Lewis Housing team has successfully secured £53,000 in damages for a tenant who was unlawfully evicted by her landlord, who went so far as to destroy his own property. The case attracted national attention last year after the landlord attempted to gain public sympathy and defame his tenant. Following his admission of liability, the Court awarded the tenant both general and special damages.

Case History

In March 1999, the tenant entered into a 25-year tenancy agreement with the landlord, which was managed by the landlord’s aunt while the landlord was serving a custodial sentence. The tenant, a single mother, raised her three daughters in the property and believed she had cared for and improved it during her time there.

After serving his sentence, the landlord sought to reclaim the property. In 2008, he alleged the tenancy was fraudulent but failed to provide sufficient evidence and was unable to evict the tenant.

In August 2023, the landlord again attempted to take back the property, claiming he had nowhere else to live. The tenant acknowledged that the property was not hers but insisted that he follow the proper legal process, requesting that he serve a Section 21 notice. The landlord became furious, claiming that court proceedings were too expensive.

He returned in May 2024 without serving any eviction notice. A month later, the landlord and his associates abruptly arrived at the property, chained the gate, and blocked access. At the time, the tenant was out shopping; on her return, she was intimidated and shouted at by the landlord and his girlfriend. The police were called but declined to intervene, considering it a civil matter. The tenant was forced to leave her home with very few belongings, while the landlord moved in.

In August 2024, Duncan Lewis Solicitors assisted the tenant in applying for an injunction requiring the landlord to return the keys and allow access. The Court granted the injunction and ordered the landlord to comply within hours. Instead, he began destroying the property with his bare hands — throwing the tenant’s belongings into the gardens, smashing windows, and removing bricks from the roof, leaving a gaping hole. This led to an all-night stand-off with police in riot gear, parts of which were streamed live on Facebook by the landlord’s friends.

Weeks later, the landlord claimed he lacked capacity to litigate. After delaying proceedings for several months, a psychiatric report in November 2024 confirmed he did have capacity. His girlfriend continued to assist him in litigation as a McKenzie friend, and further directions were given for trial.

In February 2025, the landlord’s girlfriend made a settlement offer in bad faith. The landlord repeated unproven allegations that the tenancy was fraudulent and that the tenant had misled Universal Credit — claims which had already been dismissed in 2008. The Court gave deadlines for evidence to substantiate these allegations, but the landlord failed to comply, even after extensions.

In March 2025, Duncan Lewis Solicitors succeeded in having the keys returned to the tenant. By this point, the property had become uninhabitable due to the landlord tearing off the roof. When the tenant finally accessed the home, she found it infested and damp and she salvaged what sentimental items she could with the help of her daughters.

Legal Issues

There were two related cases: the tenant’s primary claim for unlawful eviction: being forced out without proper notice or a possession order, and a contempt of court application arising from the landlord’s failure to comply with the injunction.

The landlord represented himself in the unlawful eviction proceedings but had legal aid representation in the contempt of court matter.

Due to the landlord’s failure to comply with Court directions in the unlawful eviction case, the tenant applied for strike-out and summary judgment. At the combined Pre-Trial Review and application hearing in July 2025, the landlord broke down and admitted liability. He abruptly punched his webcam, ending the connection, but the judge accepted that he had made a clear admission. Even without it, the evidence established the unlawful eviction.

Notably, prior to the July hearing, the landlord’s property had been auctioned for £134,000. Duncan Lewis Solicitors secured an agreement to hold the remaining proceeds after repayment to the mortgagee until the case concluded. Around the same time, the landlord gave an interview to the Daily Mail.

Outcome

The Court accepted the landlord’s admission of unlawful eviction. In August 2025, a disposal hearing was held to determine damages. The landlord did not attend.

The tenant sought over £20,000 in special damages for lost belongings. The Court required her oral evidence as she lacked receipts for all items but accepted her testimony supported by extensive before-and-after photos and videos. She was awarded £14,760 — 80% of her claim — reflecting depreciation of the belongings, plus 4% interest for 15 months since the eviction.

For general damages, the Court awarded £250 per day for each of the 153 days the tenant was homeless — a total of £38,250. This exceeded the £130 daily rate applied in Smith v Khan [2018] EWCA Civ 1173 due to the egregious nature of the landlord’s actions. Media coverage and photographic evidence of the property’s condition supported the award.

The contempt of court case is still awaiting a plea and sentencing hearing.

Representation

The matter was handled by Caseworker Johnley Videña, supervised by Solicitor and Director Dianne Cowie, with Miranda Grell, of Staple Inn Chambers, as lead counsel for both the unlawful eviction and contempt proceedings. Jared Norman, Harrison Engler, and Keith Chipato of Field Court Chambers were previously instructed.

About the Author

Johnley Videña is a Caseworker in the Housing team at Duncan Lewis Solicitors, working under the supervision of Solicitor Nana Asare and Director Dianne Cowie. Johnley primarily focuses on publicly funded (legal aid) housing law matters, including homelessness, possession, disrepair, unlawful evictions, and committal proceedings.

Contact Johnley by email at johnleyv@duncanlewis.com or by phone at 020 7923 8465.

Duncan Lewis Solicitors

Duncan Lewis Solicitors is an award-winning law firm recognised for its commitment to justice and excellence across 25 areas of law. Ranked as a top-tier firm by Chambers UK and The Legal 500, and listed among The Times Top 250 Law Firms, Duncan Lewis was named Law Firm of the Year at the Modern Law Awards 2023, reinforcing its position as one of the UK’s leading law firms.