A landlord is fighting to get his money back after two if his HMOs were left in an appalling state after a three-year contract with London-based RHP Properties went disastrously wrong.

Gulam Sumar handed over the two six-bedroom houses in Harrow to the Walthamstow company in early 2017, after he and his business partners spent £185,000 on renovations.

It agreed to pay them a monthly guaranteed rent but within months had fallen into arrears. If that wasn’t bad enough, neighbours at both properties were complaining about anti-social behaviour and Dr Sumar could see bins over-flowing and evident drug use going on.

He tells LandlordZONE: “They wouldn’t pay us on time or give us access to inspect the properties – and wouldn’t even answer our emails or phone calls. Last year they changed their name from RHP Services to RHP Lettings, but with the same staff.”

Using a two-year break clause, Dr Sumar served notice in August 2019, with the help of Landlord Action, but the process was disrupted by Covid earlier this year.

He was beginning to despair when a tenant from one of the properties called him to say he was the only legal person living there as the others were squatters.

“I rushed round to find stolen goods, credit cards and drug paraphernalia, so I called the police and Harrow Council and changed the locks to get forced possession,” he says. Not long afterwards, a similar situation occurred with the other HMO and he was able to do the same.

But the nightmare didn’t end there as, after taking stock of both properties, he could see the extent of the necessary repairs, so got builders’ quotes with estimates of £24,000 to bring them back up to standard.

RHP insisted it could do the work in three days – but only sent round a painter for four hours.

Dr Sumar is still owed £16,500 in rent and was forced to foot the repair bill himself. He’s written to the firm insisting that they pay up but is resigned to going to the small claims court with the hope of getting at least £10,000 in costs. He’s since discovered that there are a number of other landlords with similar experiences with RHP – and some have even sued the firm.

He adds: “It was a miserable experience and I’m glad it’s nearly over. Now I want to warn other people not to make the same mistake.”

LandlordZONE has contacted RHP owner Toki Khan for a comment.


  1. This happened with a property near me.
    It was an empty former pub. I went to view it, prior to the auction.
    Went for quite a cheap price, I assumed because of the difficulties in converting to residential.
    A few weeks later, I noticed some people inside. Looked like tenants, rather than workmen.
    I phoned the council and advised them to check out what the situation was.
    Nothing happened.
    A few weeks later I saw these people again. I phoned the council again. Now they wanted my details, so I insisted on theirs too.
    Still nothing.
    A few months later I saw the police going in for some reason.
    Turned out it was a “Rent to Rent” sub letting type issue.

    A few months later I went to view the same property again, as it was back in the auction. It looked like the occupiers had just moved in and slept on some old mattresses. A few boxes and old clothes scattered around.

  2. I’m in the same situation RHP refuse to answer my calls or emails. They are behind on the rent- just shameful.

    Which legal advisor can I use to obtain possession?

  3. Hello I too would like help as RHP owe me rent, I could lose my property as there isn’t money coming in, if any could give me a contact to help get this sorted that would be much appreciated

  4. Had a very similar experience as all above. Thankfully that painstaking part of our lives is no more. Our contract was with their previous incarnation, RHP Services Ltd, who went into liquidation, which the council had started proceedings.

    We had got solicitors involved but their letters and emails remain ignored. So we went to the council instead. Though that wasn’t easy and they only listened when we went there in person (last year) along with the tenant (who was completely neglected by RHP), and asked them to sort this mess.

    After the council were informed of the backlog of payments and the failure to carry out any repairs, RHP miraculously started to pay us the outstanding rent. Took them about a year after termination to pay the full amount.

    Hope you all manage to get what is owed to you, just persevere.

    To prospective landlords, DO NOT DO BUSINESS WITH THEM.


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