Tenants in England who believe their landlord has committed certain offences can apply for a rent repayment order to recover some or all rent paid. This guide explains when you may be eligible, what evidence to gather, which official forms to use, and the role of the First-tier Tribunal (Property Chamber). It uses plain language and practical steps so renters and tenants can act confidently, meet deadlines and present clear records. If you are worried about illegal eviction, licensing breaches or banned letting activity, read the sections on eligibility, how to make an application and what to expect at a hearing. Keep copies of tenancy agreements, rent receipts and communications to support any claim.
What is a rent repayment order?
A rent repayment order (RRO) is a legal decision that can require a landlord or agent to repay rent paid by a tenant where the landlord has committed certain offences, such as unlawful eviction, harassment, or breaches of licensing duties. RROs are a remedy separate from claiming damages or pursuing tenancy deposits, and they are designed to return unfairly taken rent to the person who paid it.
Who can apply and when
- You must normally apply within one year of the offence or within the time limit set by the tribunal.
- Anyone who paid rent (tenants, joint tenants or former tenants) may be eligible to apply for an RRO.
- Former tenants who moved out can still apply if the claim is within the relevant time limits.
Common offences that allow RROs
- Unlawful eviction or harassment of a tenant, including threats or forced removal.
- Breaches of HMO licensing rules, failure to licence where required, or letting in breach of a banning order.
- Serious breaches of housing law that make the landlord ineligible to receive rent.
Evidence to prepare
- Rent records: receipts, bank transfers and any payment schedules or rent statements.
- Repair requests, complaint emails and photos showing disrepair or unsafe conditions.
- Notices, letters, tenancy agreement and any formal correspondence you served or received.
- Witness names, logs of events and dated records to show the timeline of the problem.
How to apply and official forms
Applications for rent repayment orders are made to the First-tier Tribunal (Property Chamber) or through the official GOV.UK guidance and application process. You should use the rent repayment order application guidance and any tribunal application forms set out on GOV.UK when applying.[1] The First-tier Tribunal (Property Chamber) handles residential tenancy applications and hearings for RROs in England.[2]
Relevant legislation includes the Housing Act 1988 and older Rent Act provisions that relate to repayment and tenancy rights; these set out the legal framework the tribunal will consider.[3][4]
Practical example: if your landlord failed to licence an HMO and you paid rent during the unlicensed period, you could prepare bank statements showing rent payments, the tenancy agreement, photos or inspection reports, and any enforcement notices, then submit an RRO application to the tribunal following GOV.UK guidance.[1]
What the tribunal will consider
The tribunal will look at whether a qualifying offence occurred, who paid the rent, the period affected, and the amount requested. It can make orders it considers reasonable, including partial repayment. Hearings can be paper-based, by phone, or in person depending on the case.
FAQ
- Who pays the cost of bringing an RRO?
- Costs vary; the tribunal can make cost orders in limited circumstances, but many tenant claims proceed without an order for costs.
- Can I apply if I paid rent to an agent rather than the landlord?
- Yes. If the agent received rent on behalf of a landlord who committed a qualifying offence, you may still be able to seek repayment.
- Will an RRO affect a current tenancy?
- An RRO is a civil remedy against the person who committed the offence and does not automatically end a tenancy, but consider seeking advice before starting litigation if you are a current tenant.
How-To
- Check eligibility and confirm the relevant time limits for applying to the tribunal.
- Collect evidence: rent receipts, bank statements, tenancy agreement and dated photos or repair logs.
- Try to resolve the issue with your landlord in writing and keep copies of all communications.
- Complete the rent repayment order application following GOV.UK guidance and submit to the First-tier Tribunal (Property Chamber).[1][2]
- Attend the hearing or submit written evidence; await the tribunal decision and any repayment order.
Key Takeaways
- Keep organised, dated records of rent and communications from the start of the tenancy.
- Check eligibility early and act within tribunal time limits to protect your right to claim.
Help and Support / Resources
- GOV.UK: Rent repayment orders guidance and how to apply
- GOV.UK: First-tier Tribunal (Property Chamber) information
- Legislation.gov.uk: Housing Act 1988
