How Much Can You Claim with a Rent Repayment Order in England?

If your landlord in England has broken the law—such as renting out an unlicensed property, illegally evicting you, or committing certain housing offences—you may be entitled to get back up to 12 months’ rent through a Rent Repayment Order (RRO). Understanding how much you might be able to claim and what the process involves can help you make an informed decision about protecting your rights and finances.

What is a Rent Repayment Order?

A Rent Repayment Order is a legal method for renters to reclaim rent paid when a landlord has committed specific offences. The First-tier Tribunal (Property Chamber) in England is responsible for making these decisions (Property Chamber tribunal).

When Can You Apply for a Rent Repayment Order?

You may apply for an RRO if your landlord has:

• Rented out a property that must be licensed (such as a House in Multiple Occupation or HMO) but wasn’t
• Illegally evicted or harassed you
• Used violence to secure entry
• Breached a banning order or committed other specified housing offences

The main law covering this is the Housing and Planning Act 2016¹.

How Much Can You Claim?

The maximum amount you can claim is up to 12 months’ rent for the period during which the offence was committed. The Tribunal will consider:

• The amount of rent you paid during the offence period (up to 12 months)
• Your conduct and the landlord’s conduct
• Whether you occupied the property as your only or main home
• Any financial circumstances affecting you or your landlord
• If your local council has already taken action like issuing a penalty

If you were receiving Housing Benefit or Universal Credit, the Tribunal may deduct this from the amount you can be refunded.

How to Apply for a Rent Repayment Order

Applying for an RRO involves specific steps and forms.

Step 1: Gather Evidence

• Tenancy agreement or proof of rent paid (such as bank statements or receipts)
• Evidence that your landlord committed the relevant offence (e.g., council letters, witness statements, correspondence with your landlord, or proof of unlicensed letting)

Step 2: Complete the RRO Application Form

• Form Used: Form RRO1 – Apply for a Rent Repayment Order
• When and how it’s used: This form is required to submit your application to the First-tier Tribunal when seeking to reclaim rent. For example, if you discover your landlord’s HMO licence has expired and your local council confirms the property was unlicensed while you lived there, you would complete this form, attach your evidence, and send it to the Tribunal.

Official guidance and the form can be found on the government’s Apply to get your rent back page.

Step 3: Submit Your Application to the Tribunal

• Pay the Tribunal fee (check the current RRO fee on gov.uk)
• Send your application and evidence as instructed on the form

What Happens Next?

The Tribunal will review your application, may ask for further information, and hold a hearing if required. You and your landlord can present evidence. If the Tribunal decides your landlord has committed an offence, they will decide how much rent you get back (up to the maximum 12 months).

Official Tribunals and Legislation

• All RRO cases in England are handled by the First-tier Tribunal (Property Chamber).
• The main law is the Housing and Planning Act 2016, Chapter 4.

FAQs about Rent Repayment Orders

1. Can I claim for rent paid by Housing Benefit or Universal Credit?
   The Tribunal may deduct any rent paid through Housing Benefit or Universal Credit from the total amount you can claim. The return is usually limited to what you (not the council) paid directly.
2. Do I need proof my landlord committed an offence?
   Yes, you must show evidence that your landlord’s actions (such as operating without a licence) meet the criteria under the law. Proof from your local council is helpful but not always essential.
3. How long does it take to get a decision from the Tribunal?
   Processing times vary, but it can take several weeks to a few months from submitting your application to a final decision, depending on case complexity.
4. Do I have to use a solicitor or can I represent myself?
   You do not need a solicitor. Many renters represent themselves in these cases, but advice from a housing charity or advocacy service can help.
5. What if my landlord appeals the decision?
   Landlords have limited grounds to appeal a Tribunal decision. If this happens, you will be notified with instructions on next steps.

Key Takeaways

• You may be entitled to reclaim up to 12 months’ rent if your landlord has broken certain housing laws in England.
• Applications must be made to the First-tier Tribunal (Property Chamber), using the official Form RRO1.
• Having strong evidence and understanding the process helps maximise your claim.

Need Help? Resources for Renters

• Apply for a Rent Repayment Order (gov.uk)
• Shelter England: Rent Repayment Orders Guidance
• Your local council’s housing or private sector tenancy team can provide specific help with enforcement or reporting landlord offences. Find your council via Find your local council.
• First-tier Tribunal (Property Chamber) Contact Page

1. Housing and Planning Act 2016, Chapter 4 – Rent Repayment Orders
2. gov.uk – First-tier Tribunal: Apply to get your rent back
3. First-tier Tribunal (Property Chamber)