A landlord who behaved vindictively towards her tenants has been found guilty of using violence to secure entry, unlawful eviction and harassment.

Gul Rosie Sabag first told the four vulnerable tenants – a father and three adult sons who had recently moved out of temporary accommodation – to leave without using a proper notice and then tried to make it difficult for them to move, a First Tier Property Tribunal heard.

Their two-year tenancy at the house in Empire Avenue, London, started on 21st June 2024 with a break clause after 12 months, however, on 18^th January 2025, Sabag texted them, giving notice to move out at the end of February without instructing managing agent Foxtons to serve a Section 21 Notice.

By 20th June 2025, the tenants had signed a tenancy agreement for their new house, however, the landlord would not sign until credit checks had been completed. Sabag told the reference firm that her tenants had failed to set up a standing order and payments had been ad hoc, when this was not accurate.

Endear

“Mrs Sabag must have known that her response would not endear the applicants to their new landlord,” said the judge. “Her conduct was vindictive.”

When it transpired that one tenant had a CCJ – the result of an unpaid parking fine from a fixed penalty notice which he immediately paid – Sabag texted them: “I will make attempts to notify your prospective employers, the Law Society and the Financial Regulatory Authority if you do not leave my property by 2pm.”

That day, her father tried to force his way into the property and police were called. Sabag sent two further texts, telling them that she would start deducting money from their deposit daily. She said: “You most likely have no deposit left by Tuesday 24th June, at which point you will run into deficit and owe me additional money which will be recouped through legal means.”

Complained

She also complained about the state in which the tenants had left the property, but the tribunal ruled it was in a better state than before the tenancy was granted. Mydeposits determined that she was only entitled to retain £315.

The judge said her tenants felt intimidated and unsafe and that Sabag acted in “cynical disregard” of their rights.

She was handed a Rent Repayment Order of £14,400 - 50% of the rent paid.

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