Identifying an Unlicensed HMO with OSINT

Scenario Overview:

When a local council received a tip-off about a potentially unlicensed HMO (House in Multiple Occupation) listed for rent on an online house share platform, they used public records to investigate the case. An unlicensed HMO in operation can pose safety risks due to the lack of necessary safety measures and potential unreported income from rents. When the local authority receives a tip about an unlicensed HMO, an investigator is tasked with verifying the claim and ensuring that the property complies with regulations.

OSINT Investigation Steps:

1. Initial Observation: The council received an email from a member of the public reporting a possible unlicensed HMO, with a link to an online listing for a room currently available for rent. The investigator reviewed the listing, gathering basic details such as the town, nearest tube station, rental price, and the first name and profile picture of the individual who listed the room. The listing mentioned that there would be three other housemates, which raised suspicion, as all properties with tenants from more than three different households must be licensed under local government regulations.
2. Social Media Investigation: To gain further details about the landlord or individual behind the listing, the investigator turned to social media. By searching using the first name of the listing account and the town name, they found a Facebook account they believed matched the person advertising the rooms, corroborated by the use of the same profile picture as the listing. The profile provided a full name, but further information was limited—only the town of residence was listed, with other fields left incomplete and the friends list hidden from public view.
3. Public Record Search: The investigation pivoted to Cradle. With the possible landlord's full name now available, the investigator searched for it along with the town name, returning results for several addresses. Cradle's dataset returned an electoral listing for the individual, but there were no registered businesses or licensed HMOs, both of which typically indicate a licensed HMO property.
4. Researching the Known Address: With the individual’s home address confirmed based on voter records, the investigators manually checked this against the local council’s HMO register. This confirmed Cradle’s results—the property was not licensed. A check on Street View indicated that this was not the property listed for rent.
5. Pivoting the Search: Searching the address where the individual was registered to vote showed three other residents, later confirmed to be the parents and sister of the alleged landlord. Returning to their Facebook profile and reviewing the names of individuals who had liked the profile picture returned a matched name, indicating that this was indeed the correct individual and their family members.
6. Finding Planning Permission Records: With new names available, the investigator returned to Cradle. A search for the sister’s name brought up an approved planning application to modify a different property to the address where the siblings were registered to vote. Street View and a proposed floor plan for the property suggested that this could be a potential match for the listing. The records also failed to show a license for this property, a finding confirmed when the investigator manually examined the register.
7. Taking Action: Based on the evidence that an HMO was operating illegally, the investigator began a more thorough investigation. This confirmed that the property was indeed being used as an HMO without being licensed by the local authority.

Outcome:

Kicking off an investigation based solely on a first name and profile picture without access to public records and social media profiles would have likely led to a dead end. By using OSINT techniques and Cradle, the investigator was able to identify the suspects relevant to the case and connect them to the unlicensed HMO property. This provided the crucial details needed to determine that the property was operating without the necessary permissions. With this evidence, the local council can now take enforcement action to ensure the property fully complies with local housing laws.

Key Takeaways:

• Efficiency: Cradle enabled the investigator to determine property information quickly across multiple sources, reducing the time spent navigating multiple platforms.
• Comprehensive Data: Integrated data from multiple public registers (electoral roll, planning permissions, business records) available within Cradle meant the investigator could uncover and corroborate critical information.
• Scalability: This investigative process can be applied to multiple properties across the country, helping local authorities more effectively enforce housing regulations and protect tenants.

Disclaimer:

This case study and the individuals and addresses have been anonymized. The images included are generated by AI and are meant to visually represent the case scenario rather than being actual depictions from the investigation.