Claiming Rent Repayment Orders for Renters Rights Act Breaches

Rent repayment orders can help private renters in England recover rent when a landlord, letting agent or other responsible person has committed a qualifying housing offence. The process is handled by the First-tier Tribunal (Property Chamber), not the county court, and success depends on proving both the offence and the rent paid. This guide explains how Renters’ Rights Act changes may affect claims, which older rules still matter, how to gather evidence, and how to complete the application. It is aimed at tenants and renters dealing with unlawful eviction, harassment, licensing failures or other serious breaches, while recognising that the tribunal decides each case on its evidence and the law in force when the conduct occurred.

What is a rent repayment order?

A rent repayment order, often called an RRO, is an order requiring a landlord or another liable person to repay up to 12 months of rent. The tribunal can make an order only where the applicant proves a specified offence beyond the civil standard of proof. You normally need to show that the respondent committed the offence, that you occupied the property during the relevant period, and how much rent you paid.

Examples of potentially relevant offences include unlawful eviction or harassment, violence for securing entry, failure to comply with an improvement notice, and operating an unlicensed property where a licence was required. Licensing rules can depend on the property, the council area and the date of the conduct, so check the local authority record before applying.

How the Renters’ Rights Act may affect claims

The Renters’ Rights Act 2025 introduces changes to the private rented sector and expands the framework of landlord offences and rent repayment orders in stages. A new provision does not necessarily apply immediately: commencement regulations, transitional rules and the date of the alleged conduct matter. The Housing Act 1988 and, for some older tenancies and offences, the Rent Act 1977 may also be relevant.^[1]

Before starting a claim, identify the exact offence and check whether it was in force during the period for which you seek repayment. A local council’s licensing or enforcement team can sometimes confirm notices, prosecutions or licensing information, but the tribunal remains responsible for deciding the RRO application.

Who can apply and who can be named?

A tenant or other qualifying occupier can usually apply for rent paid during a period connected with the offence. You may be able to apply even if the tenancy has ended, provided the tribunal’s time limit has not expired. A landlord, superior landlord, letting agent or other person may be the respondent when the evidence shows that person committed or controlled the relevant conduct.

• Show the rent amount, payment dates and the period covered by the application.
• Explain the respondent’s role and provide records linking that person to the alleged offence.
• Identify the specific offence rather than relying only on general unfairness or poor service.
• Check the tribunal deadline and allow time to prepare evidence before filing.

Evidence that can support an application

The tribunal looks at the whole picture. Organise your evidence by date and explain what each document proves. Useful material may include the tenancy agreement, rent statements, bank records, deposit paperwork, messages, photographs, inspection reports, council correspondence, licensing searches and witness statements. Keep original files and submit clear copies in the format and by the deadlines directed by the tribunal.

• Rent evidence such as bank statements, receipts or a rent ledger showing the amount paid.
• Property records such as the tenancy agreement, photographs, repair reports and inspection messages.
• Official records such as an improvement notice, prohibition notice, prosecution result or licensing information.
• Witness details and a short statement explaining what each witness personally saw or heard.

Forms and tribunal procedure

The main application is Form RRO1, the application for a rent repayment order. Use it to identify the parties, property, alleged offence, rent period and amount sought, and to provide a concise statement of your case. For example, a tenant may use RRO1 after a council confirms that a required property licence was absent during part of the tenancy. The current form and filing instructions are available from the official rent repayment order guidance.

The respondent may use Form RRO2, the response to an application for a rent repayment order, if directed or provided by the tribunal. A landlord receiving an application should read the directions carefully and respond by the stated deadline. A tenant should also comply with any order requiring a reply, bundle or witness statement; missing a direction can affect how the case is managed.

Applications are determined by the First-tier Tribunal (Property Chamber). The tribunal may decide the case on written evidence or list a hearing. It can ask questions, set deadlines, direct disclosure and decide the repayment amount after considering the seriousness of the conduct, the rent paid and any other relevant circumstances.

How much could be repaid?

The maximum is generally the rent paid for the relevant period, subject to the statutory limit and the tribunal’s assessment. The tribunal does not have to award the maximum. It may consider factors such as the landlord’s conduct, whether the offence was deliberate, the condition of the property, any financial benefit, and whether the applicant received housing support that must be treated according to the applicable rules. Calculate the claim carefully and explain how each figure was reached.

Deadlines, settlement and enforcement

RRO applications have strict time limits connected with the offence and any prosecution, conviction or notice. The correct deadline can vary, so read the current tribunal rules and directions and do not wait for a tenancy to end before checking. You can discuss settlement with the respondent, but obtain any agreement in writing and do not withdraw an application until you understand its effect.

If the tribunal makes an order and payment is not made, follow the decision and enforcement information supplied with the order. The tribunal decision will state what is payable and when. Keep proof of non-payment and seek official guidance about enforcement rather than using threats or unlawful self-help.

FAQ

Can a tenant apply after moving out?

Yes, a former tenant may apply if the claim concerns a qualifying period and the applicable deadline has not expired.

Does every repair problem qualify for an RRO?

No, ordinary disrepair alone does not automatically create a rent repayment order; the conduct must match a specified offence.

Can a council make the repayment order?

No, the First-tier Tribunal (Property Chamber) decides the RRO application, although a council may hold useful licensing or enforcement evidence.

Can a landlord challenge an application?

Yes, the respondent can answer the allegations and provide evidence in accordance with the tribunal’s directions.

How-To

1. Collect the tenancy, rent payment records, messages, photographs and official documents connected with the alleged offence.
2. Identify the qualifying offence, check when it applied and complete Form RRO1 with the correct parties and rent calculation.
3. File the application and evidence with the First-tier Tribunal (Property Chamber) before the applicable deadline.
4. Follow every case direction, send documents by the stated date and prepare a clear witness statement if required.
5. Read the final decision, confirm the payment date and use the official enforcement route if the award is not paid.

Help and Support / Resources

• GOV.UK rent repayment order guidance and forms
• First-tier Tribunal (Property Chamber)
• GOV.UK private renting guidance and tenant information

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1. [1] Housing Act 1988 and related rent repayment order provisions
2. [2] Rent Act 1977
3. [3] Renters’ Rights Act 2025