How to Claim Rent Repayment Orders

A Rent Repayment Order (RRO) is a legal remedy available to tenants - and in some cases, local authorities - that can require a landlord to repay some or all of the rent paid when the landlord has committed certain housing‑related offences. RROs are designed to compensate tenants and discourage unlawful practices, such as renting out unlicensed property or failing to comply with statutory notices. This article explains what a Rent Repayment Order is, when you can apply, the steps involved, time limits, what evidence is needed, and what to expect from the tribunal process.

What Is a Rent Repayment Order?

A Rent Repayment Order is a tribunal order requiring a landlord to repay rent - or housing benefit/Universal Credit housing costs - where the landlord has committed certain offences during the period the tenant was living in the property. The purpose of an RRO is compensation and deterrence rather than traditional civil damages, and it is enforced by the First‑tier Tribunal (Property Chamber) rather than a county court.

Under current law, an RRO can require repayment of up to 12 months' rent, housing benefit or Universal Credit housing support if the landlord committed one of the qualifying offences while the tenant occupied the property.

Note: Upcoming reforms under the Renters' Rights Act may extend this cap to up to 24 months' rent for applications made after implementation - but the current 12‑month limit applies to RROs based on offences committed before those changes take effect.

Qualifying Offences for RROs

To claim an RRO, the landlord must have committed a qualifying housing offence relating to the rented property. Common qualifying offences include:

• Failure to obtain required licences, such as a House in Multiple Occupation (HMO) licence or selective licence where required by the local authority.
• Non‑compliance with improvement or prohibition notices issued by a local authority relating to standards or safety.
• Illegal eviction or harassment of a tenant under the Protection from Eviction Act 1977.
• Breach of a banning order imposed under the Housing and Planning Act 2016 (eg where a landlord is prohibited from managing rental property).

The offence must have taken place while you were living in the property and typically within the 12 months before making the application.

Who Can Apply and When

Tenants

Private tenants can apply for an RRO if:

• the relevant offence occurred while they occupied the property; and
• they have rented the property within the period they are claiming for.

Council tenants and social housing tenants generally cannot apply for RROs; such claims are limited to private tenants and local authorities.

Local Authorities

Local authorities can also apply on behalf of tenants or to recover housing benefit or Universal Credit housing costs paid to a landlord where the landlord has committed a qualifying offence.

Time Limits

Applications must be lodged within 12 months of the date the offence occurred. Claims submitted after this period are unlikely to be accepted by the tribunal unless there are exceptional reasons for delay.

Step‑by‑Step: How to Apply for a Rent Repayment Order

1. Identify and Document the Offence

Before applying, gather clear evidence that a qualifying offence occurred. Examples include:

• Council licensing records showing the property was unlicensed when required.
• Formal improvement or prohibition notices and evidence the landlord failed to comply.
• Correspondence, witness statements or official complaints showing harassment or unlawful eviction attempts.

Document dates - especially the date the offence occurred and the period you paid rent - as these will be key for the tribunal.

2. Complete the Application Form

Applications for RROs are made using Form RRO1, available from GOV.UK. This form requires:

• your details and contact information;
• the landlord's details;
• the address of the rental property;
• details of the offence(s) and evidence;
• the rental period and the amount you seek to recover.

Ensure the correct version of the form is used and that all sections are completed accurately. Incomplete or incorrect applications risk being rejected.

3. Submit to the First‑tier Tribunal

Once completed, send the application and supporting evidence to the First‑tier Tribunal (Property Chamber). The tribunal's address and submission details are on the form instructions.

Some councils and advice organisations can assist with applications and suggest evidence sheets that map evidence to specific offences.

4. Pay Any Required Fees

A fee is typically payable when lodging the application. Councils and tenants should check the current fee schedule on GOV.UK, as fees can change and sometimes vary for hearings.

5. Prepare for the Tribunal Hearing

The tribunal will review the application and may list a hearing. In preparation:

• collate all evidence clearly in chronological order;
• prepare witness statements if necessary;
• and be ready to explain how the offence meets the statutory criteria.

Hearings involve presenting evidence and legal argument to a tribunal judge, who will decide whether an RRO should be granted and, if so, its amount.

How the Tribunal Calculates Repayment

If the tribunal finds in your favour:

• it can order the landlord to repay up to 12 months' worth of rent you paid during the offence period.
• amounts may be adjusted based on the seriousness of the offence and behaviour of the parties.
• if housing benefit or Universal Credit was paid to the landlord, that amount can be ordered to be repaid to the local authority.

The award is enforceable as if it were a debt in the county court, enabling enforcement measures if the landlord fails to pay.

Practical Considerations and Risks

Evidence Standard

The tribunal applies a criminal standard of proof - “beyond reasonable doubt” - when determining whether the landlord committed the offence. Strong, contemporaneous evidence improves the chances of success.

No Retaliation

Landlords cannot lawfully evict you simply because you apply for an RRO. If you experience intimidation or threats, this may constitute harassment and itself be actionable.

Enforcement

Winning an RRO is one step; enforcing payment can be separate. The tribunal order may need to be registered in the county court to allow bailiff action or similar enforcement measures if the landlord does not comply.

Common Questions About Rent Repayment Orders

Do I need a conviction?
No. You can apply for an RRO even if the landlord has not been prosecuted or convicted, provided you can present evidence of the offence.

Can a landlord appeal?
Landlords have the right to appeal a tribunal decision if there are grounds (for example, errors of law), but this must follow the tribunal's appeal procedures and deadlines.

What if the property was licensed later?
You can usually only claim for the period the offence was in effect. If the property obtained a valid licence part‑way through your tenancy, you would typically only claim for the period before that licence was effective.

Can social housing tenants apply?
Generally no. RROs are directed at private rented sector tenants and local authorities; social housing or housing association tenants do not normally have standing to apply.

Summary

A Rent Repayment Order is a powerful legal remedy allowing tenants - and sometimes local authorities - to recover rent when a landlord commits certain housing offences, such as operating without required licences, failing to comply with improvement notices, or engaging in harassment or illegal eviction. To secure a repayment order:

• identify the offence and gather evidence;
• complete and submit Form RRO1 to the First‑tier Tribunal (Property Chamber);
• pay the required fees and prepare evidence; and
• attend the tribunal hearing to present your case.

Tribunals can order repayment of up to 12 months' rent, and awards are enforceable like other debts. Acting promptly, understanding statutory requirements, and preparing clear evidence are key to a successful claim.