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Moving into house without large HMO licence

I am looking to move into a house that under the conditions would normally need a large HMO licence. The landlord (private) has confirmed the property doesn't have a licence registered but says it's fine, he/we won't get found out. Is this a risk to me/the others in the house? How do the council determine whether a licence has been breached? It's a lovely property but I'm worried about falling into a trap. Does anyone have any advice?

Asked on Jul 1 2016, Renting in London | Report content

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