Am I Eligible for a Rent Repayment Order in England?

If you rent your home in England, you may be able to claim back up to 12 months’ rent from your landlord using a Rent Repayment Order (RRO) in certain situations. This page explains when you’re eligible, what counts as a landlord offence, how the application process works, and where to find official forms and free support—all in straightforward language for renters.

What Is a Rent Repayment Order (RRO)?

A Rent Repayment Order is a legal way for tenants to claim back rent from a landlord if the landlord has committed specific offences relating to housing law. Only a tribunal can grant an RRO, and claims are made under the Housing Act 2004: Chapter 4.^[1]

When Can You Apply for a Rent Repayment Order?

You may be eligible to apply for a Rent Repayment Order if your landlord has committed one or more of these offences while renting to you:

• Letting a property that requires a licence (such as a House in Multiple Occupation) but isn’t licensed
• Breaching an Improvement Notice served by the council
• Ignoring a Prohibition Order (meaning the property should not be let or lived in until conditions are met)
• Illegal eviction or harassment
• Violent entry
• Breach of a banning order

To qualify, the offence must have occurred during your tenancy or within 12 months before you make the application. If you’re unsure, you can check the official guide to RROs on GOV.UK.

Which Tribunal Handles Rent Repayment Orders?

The First-tier Tribunal (Property Chamber – Residential Property) is responsible for deciding RROs in England.

What Counts as a Relevant Offence?

Not every landlord issue is eligible for an RRO. The relevant offences are set out legally in the Housing and Planning Act 2016, Section 40.^[2]

• Letting an unlicensed HMO (House in Multiple Occupation)
• Failing to comply with an Improvement Notice
• Breach of a Prohibition Order
• Illegal eviction or harassment under the Protection from Eviction Act 1977
• Breach of a banning order

You’ll need to provide evidence, such as council correspondence or witness statements, to support your claim.

How Do You Apply for a Rent Repayment Order?

The application process is designed to be accessible for tenants, but you must follow the correct steps. In most cases, you do not need a solicitor.

Step-by-Step RRO Application Process

1. Gather evidence: This can include tenancy agreements, council letters, photographs, or statements about the offence.
2. Complete the application form: Use the official form ‘Application by a tenant or local housing authority for a rent repayment order (RRO)’ (Form RRO1).
3. Submit the application: Send your completed RRO1 form and all supporting evidence to the First-tier Tribunal (Property Chamber). Details for submission are on the form and the official tribunal guidance page.

Which Official Form Should I Use?

• Form: Application by a tenant or local housing authority for a rent repayment order (RRO) (Form RRO1)
  When to Use: When you want to formally apply for a Rent Repayment Order due to an eligible offence.
  Example: If you’ve discovered your landlord let your property as an unlicensed HMO and you’ve lived there in the past year, you can fill in RRO1 to claim back rent.
  Download Form RRO1 from the official source

Is There a Deadline For Applications?

You must apply within 12 months of the offence. Missing this deadline usually means your application won’t be accepted.

What Happens After You Apply?

The Tribunal reviews your application and may ask for more evidence or a hearing. You may need to attend the hearing in person or remotely. The landlord can submit their defence. The Tribunal will then issue a decision and, if successful, order the landlord to repay rent to you, usually within a set timeframe.

What If the Landlord Refuses to Pay?

If your landlord doesn’t pay, you may need to take enforcement action through the County Court. The Tribunal will provide instructions if this is needed.

1. Who can apply for a Rent Repayment Order?
   Most private tenants, including current and former tenants, can apply if the landlord committed a qualifying offence while they were renting and the application is made within 12 months.
2. Can I still apply if I have moved out?
   Yes, as long as the qualifying offence occurred during your tenancy and you apply within the time limit.
3. Do I need legal help to apply?
   No, the process is designed for individuals, and you do not usually need legal representation. Free advice is available from local councils or tenants’ charities if you need support.
4. What evidence should I include?
   Include your tenancy agreement, any correspondence with the landlord or council, photos, and statements that support your claim.
5. How much rent can I reclaim?
   The maximum you can claim is 12 months’ rent. The Tribunal will decide the final amount based on the details and seriousness of the offence.

Need Help? Resources for Renters

• GOV.UK guide on Rent Repayment Orders
• Tenants’ Rights on GOV.UK
• First-tier Tribunal (Property Chamber – Residential Property)
• Local council housing options team (find contact details on your council’s website)
• Free advice from Shelter England

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1. See Housing Act 2004, Chapter 4: Rent Repayment Orders
2. See Housing and Planning Act 2016, Section 40: Offences for Rent Repayment Orders

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