International Fraud Awareness Week 2024

“I would stress that it is not compassionate to allow profiteering fraudsters indefinitely to continue to occupy premises and thereby exclude from such accommodation more needy and deserving families.”

This year’s International Fraud Awareness Week starts tomorrow (17 November) and runs through to the 23rd. Two suggested ways of getting involved are posting on social media with the tag #fraudweek and highlighting the work your organisation is doing and has done to tackle fraud.

An excellent example has been provided by Buckinghamshire Council.

in the meantime, can you identify the citation from a judgment at the head of this article?

Housing Fraud training 2024

I present, normally with others, many webinars during the year and so in 2024 this has included:

  • Housing Allocations – avoiding the challenge
  • Shared ownership: Possession actions
  • Managing Joint Tenancies & Other Legal Options to Improve Safety for Victims (for the Domestic Abuse Housing Alliance)

When it comes to housing fraud, I think my last 2 webinars were in December 2023 – when Sarah Salmon and I co-presented ‘Housing fraud in the courts – getting the best evidence’ – and 15 May 2024 when I spoke at the Tenancy Fraud Forum Conference on ‘Getting evidence from organisations’.

The last quarter of 2024 however is definitely housing fraud training time for me, and includes:

  • Short term lets and Sub-letting’ for SHLA with Stephanie Toghill on 2 October 2024
  • ’Short term lets and Social Housing fraud’ at Cornerstone Barristers’ Housing Day 2024 with Sarah Salmon and Matt Feldman on 14 October 2024
  • ‘Fraud on the front line: trends, best practice on investigations and recovery’ for Tenet, Forvis Mazars, and Newid Consulting on 17 October 2024
  • ‘Getting the right result’ for the NAFN’s Annual Conference 2024 on 12 November 2024
  • ‘Unlawful Profit Orders – Recovery of the profits from sub-letting – practice and procedure’ for the Oxford Investigation Service’s Annual Conference 2024 on 14 November 2024
  • ‘Tackling Tenancy Fraud in Wales’ for SHLA Wales with Victoria Smith and Katrina Robinson MBE on 5 December 2024 (tba)

The cost of fraud & benefit of action

Many of you will have read a recent news release from the London Borough of Barnet in which it was reported that they had secured estimated savings of £1.3 million by recovering 41 properties “being used illegally”, and retained an asset value of £1,534,800 by identifying 12 fraudulent right to buy applications.

Earlier this year, the London Borough of Enfield reported that it had saved over £300,000 in each of the previous two financial years by recovering (20) properties found to have been unlawfully sub-let by the tenant.

These of course are headline figures with little to no appreciation of the human cost of abuse of the social housing sector, the hard work of a variety of individuals to uncover and demonstrate the unlawful activity, or the stories given by the tenant either to cover-up the reality and/or explain away seemingly compelling evidence raised against them.

Local authorities can in particular therefore see real savings given the likely impact on and relationship with temporary accommodation costs. A pro-active anti-fraud strategy is essential in any event, even though from a court perspective the litigation process can be drawn out and expensive, even if ultimately successful. To give 2 examples from cases I have acted in in the last couple of years:

Case 1 – allocation fraud

A local authority nominated the tenant to a housing association in 2007, the tenancy commencing the same year. Before the actual grant of tenancy, she was required to complete a housing application form, one of the questions on which was “Do you own any other home or property?”.  To this she answered “No” but she did in fact own a house. The court heard from internal and local authority fraud investigators, and determined that grounds 12 (living at property as only or principal home, and notify landlord of lengthy absences) and 17 were made out. The trial judge concluded “the counterveiling weight of public policy considerations lead me to conclude with no doubt that there should be an outright possession order”.

Landlord Costs: £27, 105.34. Notice to Judgment: 2 years 1 month.

Case 2 – subletting of housing association property

The tenancy commenced in 1999. Fraud investigation showed connections in Wales, and in another city in England for extended periods. The tenant claimed her brother was the instigator of what she said were false complaints of her subletting, which included copies of rent book payments. During the trial she claimed to have merely been visiting friends elsewhere (despite being registered for council tax at those addresses), to have forgotten her first husband’s name when asked about persons recorded in a credit reference report, and to have no real answer to companies’ links showing both her involvement as an officer and address elsewhere. A possession order was made on an outright basis along with a £136,080 unlawful profit order.

Landlord Costs: £17,309. Notice to Judgment: 2 1/2 years.

Of course in some cases the tenant concedes early on in the process, without the court process being instituted or having to come to any contested conclusion.

What is apparent is that effective systems in place can greatly enhance prospects of success, ultimately reduce costs and preserve the integrity of the landlord’s allocation and housing management system:

  • Clear application forms.
  • Systems accessed by and reviewable across internal departments.
  • Appropriate data sharing agreements.
  • Proper application of the pre-action practice direction & protocol process.
  • Use of credit reference checks and intelligence services such as NAFN.
  • Effective and consistent record-keeping.

I am starting the process of writing the 3rd Edition of Cornerstone on Social Housing Fraud, and this will continue the approach of setting out the legal process and jurisprudence in the housing fraud arena alongside the investigative options available with full acknowledgment of any statutory or other restrictions.

Finally, to highlight 3 excellent fraud conferences coming up:

(1) 17 October, 2024

Housing Sector Fraud Risk Conference in Birmingham

(2) 14 November, 2024

Oxford Investigation Services, Annual Fraud Conference 2024 in Oxford

(3) 13 March, 2025 (details to be announced)

Tenancy Fraud Forum Annual Conference 2025 in London

Tenancy Fraud Forum Conference

On 15 May 2024 one of my favourite conferences is taking place at the Kensington Conference and Events Centre – organised by the Tenancy Fraud Forum.

It is always superbly organised, tremendous fun and full of wonderful speakers, organisers and participants. I am privileged to be speaking again this year – this time on the subject of ‘Getting evidence from organisations’.

The agenda for the conference is very full and varied:

There is still time to book so press the link now!

Airbnb and breach of lease – an update

I have written on this blog previously about Airbnb-type accommodation and the potential impact of its use on tenancy and long lease agreements. To recap and summarise by way of:

  1. A lessee had breached a covenant in her lease not to use her flat other than as a private residence by granting a series of short-term lettings of the property. The fact that the lessee had granted the lettings meant that her occupation of the flat was so transient and not sufficiently permanent that she would not consider the property her private residence: Nemcova v Fairfield Rents Ltd [2016] UKUT 303 (LC); [2017] 1 P. & C.R. 4.
  2. The lessees of a flat let on a long residential lease had breached a covenant restricting the use of the flat to use as a private dwelling when they made it available for short-term occupation via the “Airbnb” and “Booking.com” websites. However, such activity did not breach a covenant prohibiting the carrying on of a trade or business “upon the property”; there was a distinction between using premises as a business resource and carrying on a business “upon” the premises: Triplerose Ltd v Beattie [2020] UKUT 180 (LC); [2020] H.L.R. 37.
  3. HHJ Luba KC dismissed an appeal against the granting of an injunction which prevented use of demised premises for short-term lets: Bermondsey Exchange Freeholders Ltd v Ninos Koumetto (2018):

“40. I remind myself that Clause 2.10(2) provides that the Tenant covenants: 

“Not to part with or share possession of the whole of the Demised Premises or permit any company or person to occupy the same save by way of an assignment or underlease of the whole of the Demised Premises”. 

41. Where the Tenant parts with possession of the whole to another, that would usually provide the other with exclusive possession and amount to a letting. Where the Tenant allows another to ‘share’ possession that would usually be a reference to a licence to occupy. 

42. I accept Mr Sefton’s submission that, on a proper construction, this sub-Clause prohibits both parting with or sharing possession of the premises, on the one hand, and, on the other hand, permitting someone to occupy the premises.”

“60. I turn then to the User covenant (Clause 2.4) which, it will be recalled, provides that the Tenant is: 

“Not to use or permit the use of the Demised Premises or any part thereof otherwise than as a residential flat with the occupation of one family only…” 

66. For my part, I am in entire agreement with the Judge. The user covenant is clear. Clause 2.4 is breached when the flat is not being used as a residential flat but as short-term temporary accommodation for transient visitors paying for such use by way of commercial hire. Just such a breach was found by the Judge in the instant case and I can detect no error in that finding.”

2023 has seen 2 cases addressing these issues. In Charles Hunt (Holdings) Ltd v 77-82 Bridle Close Freehold Ltd [2023] UKUT 32 (LC); [2023] R.V.R. 137, a collective enfranchisement case, the Upper Tribunal confirmed that all 6 leases in the property prohibited sub-letting:

“25. We regard that finding as contrary to the plain words of the covenant. It requires the tenant to occupy. It cannot be equated with covenants seen elsewhere which require the tenant, for example, not to use or permit the flat to be used “for any purpose other than as a private dwellinghouse for occupation by one family at any one time”. That was the covenant in issue in Triplerose Limited v Beattie [2020] UKUT 180 (LC), to which the FTT referred, where the Tribunal found that short-term Airbnb-type lettings were in breach of covenant. But this covenant goes much further and is quite different in its wording and effect.

26. We note that previous FTT and county court decisions about this covenant have found that it prohibits sub-letting; none of those decisions is binding on the Tribunal but we observe that those decisions were correct.

More recently, on 28 November 2023, the First-tier Tribunal (Property Chamber), in City of Westminster v Ben-Soussan LON/00BK/LBC/2023/0051 the Tribunal found that the tenant had breached their lease, by short-term letting (Airbnb) between 12-17 July 2023, where it provided:

“Not to use or permit the Premises to be used other than as a single private residence for occupation by an individual or an individual and his family as his or their only or principal home”.

Paragraph 21 of the judgment concluded:

“The Tribunal finds, on a balance of probabilities, that the short-term occupation by paying strangers between the period of 12 July and 17 July 2023 means that the Property was being used in breach of clause 18(a). The advertising of the Property on websites means that the property was available to all. It was occupied by a paying guest for the relevant period (namely 12 July to 17 July 2023), and therefore it was not used as a single private residence by an individual or his family as their only or principal home given that it was being used for short-term occupation by a paying stranger.”

House of Commons Committee launches public survey on fraud

I missed the announcement of this on 24 November 2023, but the House of Commons’ Home Affairs Select Committee has launched a survey to inform its inquiry into fraud.

Launching the survey, Dame Diana Johnson MP said: 

“Fraud is the most common form of crime in this country with over 3 million cases recorded every year, and probably millions more going unreported. But behind these figures are individual victims of all ages and backgrounds, many of whom will have suffered h long-lasting financial and emotional consequences. 

“We have launched this survey to find out what types of fraud people experience in the UK. The information you give us will help us understand how well current fraud strategies are working. It will also help us to learn what gaps there may be in the support that victims of fraud receive, and to identify where improvements can be made.” 

The survey will be open until 5pm on Friday 15 December 2023. 

Housing fraud in the courts – getting the best evidence

The webinar on this topic was held on Monday, 4 December 2023 as the latest and possibly last Cornerstone Barristers’ Housing Team event of 2023 – and was presented by myself (Andy Lane) and Sarah Salmon.

We had over 200 attendees and lots of questions and comments. If you couldn’t make it or just wanted to have a reminder as to what we said, the PowerPoint slides and recording are now available.

International Fraud Awareness Week & the Tenancy Fraud Forum

We are a week away from the International Fraud Awareness Week – which starts on 12 November 2023 – and the excellent Tenancy Fraud Forum has produced a flyer for all social landlords to use in order “to highlight the enormous negative effect that tenancy fraud has on the social housing sector”.

There is space at the top of the flyer where social landlords can add their logo and they can contact the Forum at admin@tenancyfraudforum.org.uk if they want help to do so.

The flyer can also be downloaded from the Forum’s website at https://lnkd.in/erbH7pNE.

Misuse of private information

Introduction
My articles for this blog are hopefully of interest to the readers but sometimes may also serve, to be honest, as a reminder to myself of a recent case and prompt to carefully read the judgment. Such is the case with the 5 July 2023 judgment in Yao Bekoe v London Borough of Islington [2023] EWHC 1668 (KB).

This was a claim for misuse of private information and later breach of rights under the (pre-Brexit) General Data Protection Regulation (“GDPR”). The latter issue concerned a data subject access request (“DSAR”) sent by Mr Bekoe, and especially delays in providing a response .

The misuse of private information claim arose out of possession proceedings in respect of a property owned by Mr Bekoe’s neighbour (Mrs Sobesto, now deceased). The London Borough of Islington (“the Council”) had previously been appointed deputy for her after Mrs Sobesto had moved into a care home, and had concerns about Mr Bekoe letting out Mrs Sobesto’s property.

Mr Bekoe said that “he had an informal arrangement with Mrs Sobesto and her family whereby he managed and let out flats in the Property on her behalf with the income being intended to help pay for her care”.

Before looking at how the court dealt with the claims, its treatment of the witness evidence, actual or missing, has an importance and relevance beyond the 4 corners of the case.

Witness evidence

Neither of the Council’s witnesses had any personal knowledge of the facts underlying the two claims, and the legal file related to the earlier possession claim had likely been destroyed.

The Judgment of DHCJ Susie Alegre includes a helpful section on evidence and inferences (see my earlier blog on this issue from September 2021):

“19.The general rule concerning the evidence of witnesses is set out at CPR r.32.2. 

“32.2—(1) The general rule is that any fact which needs to be proved by the evidence of witnesses is to be proved—(a)at trial, by their oral evidence given in public; and (b)at any other hearing, by their evidence in writing.” 

20.The commentary on the rule in White Book 2023, 32.2.1 at pg. 1017 says:

“Traditionally, the law applicable in England and Wales has placed greatest weight on evidence given by witnesses in open court on oath or affirmation under examination by the parties. Rule 32.2(1)(a) restates the general principle in relation to the most important part of the civil process, the trial. The rule applies only to evidence as to matters of fact.”

21. In Active Media Services Inc v Burmester Duncker & Joly GmbH & Co KG [2021] EWHC 232 (Comm) (Calver J), at [299]-[311], the Court summarised the applicable principles regarding a court’s ability to draw adverse inferences from the absence of evidence before the court. In relation to the claimant company’s failure to call relevant witnesses Calver J referred to the observations of Brooke LJ in Wisniewski v Central Manchester Health Authority [1998] P.I.Q.R P324, including that “(1) In certain circumstances a court may be entitled to draw adverse inferences from the absence or silence of a witness who might be expected to have material evidence to give on an issue in an action.”

22. In relation to the destruction of evidence, Calver J referred to the observations of HHJ Simon Brown QC in Earles v Barclays Bank [2009] EWHC 2500, at [31]: “In cases where there is a deliberate void of evidence, such negativity can be used as a weapon in adversarial litigation to fill the evidential gap and so establish a positive case.”

23. In summarising the application of the principles in Active Media Services Inc at [311], Calver J held:

“that the court is entitled in such a case, depending upon the particular facts, to draw adverse inferences as to (i) what the destroyed documents are likely to have shown on the issue on question, and (ii) the evidence that the witnesses are likely to have given on the issue in question but which was withheld, without the need for some other supporting evidence being adduced by the innocent party on that issue.”

24. In Vardy v Rooney [2022] EWHC 2017 (QB); [2023] E.M.L.R. 1, the Court held that it could draw adverse inferences on the basis that the wrongdoer has “parted with relevant evidence”, under the principle in Armorie v Delamirie.”

In Bekoe v Islington the DHCJ found (emphasis added):

“52.There is no dispute that the Defendant accessed the private information sometime in July 2015 and shared it, both within the organisation and with the County Court in the Possession Claim. Mr. Cunliffe repeatedly put forward the argument that the access was based on LBI’s duty to Mrs Sobesto and was an enquiry under Section 42 of the Care Act 2014, but no evidence was adduced by the Defendant to back up these submissions. Nor was any evidence adduced to back up submissions related to contact with the police beyond the reporting in November 2014 which resulted in no action by Islington Police.

53.The Defendant said that the officers involved in the Possession Claim and in earlier engagements with Mr Bekoe in relation to the Property and the Court of Protection proceedings have all left the Council. But in their absence, no evidence was brought to show how an enquiry under Section 42 of the Care Act would normally be carried out; and there was no evidence as to what actually happened on this occasion. Indeed, the only evidence of contact with the police was reference to the report in November 2014 which resulted in Islington Police taking no action. In light of the observations of Brooke LJ in Wisniewski v Central Manchester Health Authority [1998] P.I.Q.R P324, I conclude from the absence of witnesses from the relevant departments who might have material evidence on the process for making an enquiry under Section 42 of the Care Act, that there was no evidence to support this defence.

Misuse of private information

Returning to the claims, misuse of private information is a tort under common law. Information is private for the purposes of this tort if the person in question has a reasonable expectation of privacy in respect of it. If so, the question is whether that expectation is outweighed by a countervailing interest: ZXC v Bloomberg LP [2022] UKSC 5, [2022] AC 1158, [43]-[62]26.

The private information in issue here included (a) the account number and sort code of several of Mr Bekoe’s bank accounts, and (b) mortgage accounts and mortgage balances providing a snapshot of his general financial affairs at the time of the possession proceedings.

That private information had been provided by the Council to the County Court in the possession proceedings without, Mr Bekoe said, any legal basis.

Although there was a disclosure order in the possession proceedings for some of the same documents, the court found that “the financial information accessed by LBI went far beyond that which would have been necessary to demonstrate payments made or received in relation to the Property”, and that his private information had been accessed by the Council before the August 2015 disclosure order.

Ultimately therefore, the DHCJ determined at para. 56 of the judgment “that the Defendant did misuse private information belonging to Mr Bekoe by accessing details relating to a collection of bank accounts and mortgage accounts associated with Mr Bekoe (and others) in July 2015 without lawful authority”.

GDPR

As for the GDPR claim, there was little real argument that this was made out by reason of the delays, the likelihood of missing information and breaches of security of personal data – articles 5, 12 and 15:

Article 5(1) provides:

“Personal data shall be:(a)

processed lawfully, fairly and in a transparent manner in relation to the data subject (‘lawfulness, fairness and transparency’);

….(f)

processed in a manner that ensures appropriate security of the personal data, including protection against unauthorised or unlawful processing and against accidental loss, destruction or damage, using appropriate technical or organisational measures (‘integrity and confidentiality’).”

Article 12(3) provides

“The controller shall provide information on action taken on a request under Articles 15 to 22 to the data subject without undue delay and in any event within one month of receipt of the request.”31.

Article 15(1) provides: 

The data subject shall have the right to obtain from the controller confirmation as to whether or not personal data concerning him or her are being processed, and, where that is the case, access to the personal data and the following information:(a)

the purposes of the processing;(b)

the categories of personal data concerned;

…”

Article 15(3) provides: 

“The controller shall provide a copy of the personal data undergoing processing. For any further copies requested by the data subject, the controller may charge a reasonable fee based on administrative costs. Where the data subject makes the request by electronic means, and unless otherwise requested by the data subject, the information shall be provided in a commonly used electronic form.”

Quantum

Mr Beko was awarded £6000 for the misuse of private information and breaches of the GDPR by the Council. This included aggravated damages because of the (para. 69 of the Judgment):

“Repeated failure to disclose key information, disclosure at the final hour, two working days before the trial, and the absence of any clear evidence to support or substantiate Defence submissions relating to alleged fraud have clearly aggravated the distress caused to the Claimant.”

Conclusion

It will be noted that in the misuse of private information case, the DHCJ held at para. 54:

“The argument that Mr Bekoe’s privacy rights under Article 8 ECHR must be balanced against the late Mrs Sobesto’s property rights under Article 1 Protocol 1 ECHR must also fail in the absence of evidence for a clear legal basis for accessing the information.”

‘Just’ another sub-letting prosecution?

The recent announcement by Reigate & Banstead Borough Council of a successful sub-letting prosecution may appear to be simply yet another example of the potentially criminal nature of sub-letting in social housing, all the more so since the introduction of bespoke offences to be found in sections 1 and 2 of the Prevention of Social Housing Fraud Act 2013.


However, of note in the press release by the authority was this:

“After the sub-letting period finished in 2018, and before the Council started investigating the alleged fraud, she moved back into the social housing property. Ms Mezei voluntarily gave it back to the Council in October 2021.”

This serves as a useful reminder that stopping the sub-letting activity and reverting to using the premises as originally intended does not ‘wipe’ the effect of the (here 2016-2018) sub-letting.

Not only may an offence still, as in this case, have been committed but also any civil recovery of the subject premises can proceed – if required (it wasn’t here) – on a mandatory basis in periodic tenancy cases because of the permanent loss of security of tenure brought about by sections 93(2) and 15A (not shared ownership) of the Housing Acts 1985 and 1988 respectively.

Housing fraud remains an important and fascinating area of law, and cases such as this demonstrate all the more reason for attending the primary conference in this area on April 20th 2023.