Applying for a Rent Repayment Order against a landlord

As a tenant in England, you can apply for a rent repayment order where a landlord has committed certain offences or failed licensing and safety duties. This lets renters claim back some or all rent paid during a period affected by an illegal act, such as an unlicensed HMO or unlawful eviction. The guide explains how to check eligibility, collect evidence, complete the official application and prepare for a tribunal hearing in simple terms for tenants who are not legal experts. It points to the official forms and tribunal contacts so you can take practical steps with confidence.

What a rent repayment order is

A rent repayment order (RRO) is a legal decision that can require a landlord to repay rent if they have committed certain housing offences or breached duties under housing law. RROs are handled by the First-tier Tribunal (Property Chamber) and are governed by housing legislation in England and Wales, including the Housing Act 1988 and the Rent Act 1977^[3][4]. For detailed official guidance on what counts as an offence and how RROs work see the GOV.UK guidance on rent repayment orders^[1].

When you can apply

• If your landlord committed an offence connected to the property, such as renting out an unlicensed HMO or committing unlawful eviction.
• If your landlord has breached selective licensing or other local licensing requirements for the property.
• If a court or local authority has taken enforcement action against the landlord for relevant housing offences.

How to prepare evidence

Good evidence is essential. The tribunal will want clear records showing the dates, amounts paid and the connection between the landlords offence and the rent you paid. Keep everything organised and make copies before you submit anything.

• Gather tenancy documents, emails and text messages that show what the landlord knew and when.
• Keep bank statements, rent receipts or a rent payment log showing amounts and dates.
• Save any official notices or enforcement letters from the council or police.
• Take dated photos or videos of disrepair or safety hazards that relate to the complaint.

Official forms and where to get them

The main route for an RRO claim in England is via the First-tier Tribunal (Property Chamber). The GOV.UK guidance explains the RRO process and associated forms for tenants and landlords^[1]. If you need to make a tribunal application you will use the First-tier Tribunal (Property Chamber) application procedures and any relevant application form from the tribunal service^[2]. In summary:

• Rent Repayment Order application (online guidance) — form number: N/A; used when following GOV.UK guidance to check eligibility and next steps; see the official guidance for examples and links to the correct application route^[1].
• First-tier Tribunal (Property Chamber) application form — form number: N/A; used to file your formal claim to the tribunal when an RRO is pursued; obtain the correct application pack and instructions from the tribunal pages^[2].

What to expect at a hearing

After you submit an application, the tribunal may list a case management hearing and then a full hearing. You will be told what documents to provide and given deadlines. Hearings can be in person or remote. The tribunal will consider evidence from both sides and decide whether to grant an RRO and how much rent should be repaid.

• Tribunal directions may require you to exchange documents and witness statements by set dates.
• You or your representative will present evidence and answer questions at the hearing.
• If the RRO is granted, the tribunal will decide the amount to repay and how it should be paid.

FAQ

How much can I claim back with a rent repayment order?

The tribunal decides the amount based on the circumstances; awards often cover rent for the period affected, up to a limit set by the tribunal, and take into account the seriousness of the landlords offence and any losses you suffered.

How long do I have to apply for an RRO?

Time limits can apply; in many cases you will need to apply within a set period after the offence or enforcement action. Check the official GOV.UK guidance and tribunal pages for the exact time limits that apply to your situation^[1][2].

Do I need a lawyer to apply?

No, tenants can apply without a lawyer, but you may choose to get advice or representation; the tribunal can accept applications from individuals and will set directions to help manage evidence and hearings.

How-To

1. Confirm you are eligible to apply by checking the types of landlord offence listed in the official guidance.
2. Gather and copy evidence: tenancy agreement, payment records, photos, messages and any council or police correspondence.
3. Complete the appropriate application following the First-tier Tribunal instructions and the GOV.UK RRO guidance.
4. Submit the application and supporting documents within the deadlines given by the tribunal or guidance.
5. Attend the tribunal hearing (remote or in person) and present your evidence clearly.
6. If the tribunal grants an RRO, follow the decision notice for payment or enforcement steps.

Key Takeaways

• Keep complete records of rent payments and any communications about repairs or licensing.
• Use the official GOV.UK guidance and the First-tier Tribunal application routes to submit your claim.
• Act promptly and meet tribunal deadlines to protect your right to seek a rent repayment order.

Help and Support / Resources

• Rent repayment orders - GOV.UK
• First-tier Tribunal (Property Chamber) - GOV.UK
• Housing Act 1988 - legislation.gov.uk

1. [1] Rent repayment orders - GOV.UK
2. [2] First-tier Tribunal (Property Chamber) - GOV.UK
3. [3] Housing Act 1988 - legislation.gov.uk
4. [4] Rent Act 1977 - legislation.gov.uk