RRO Success Rates: Winning Rent Repayment Orders in England
Thinking of applying for a Rent Repayment Order (RRO) in England? Understanding how likely you are to succeed is important before you take action. RROs let renters reclaim up to 12 months’ rent if a landlord breaks certain housing laws—such as operating an unlicensed property, unlawful eviction, or harassment. This guide explains what can affect your chances, the process, and the official steps involved, using current UK government sources and practical examples.
What Is a Rent Repayment Order and Who Can Apply?
An RRO is an order from the First-tier Tribunal (Property Chamber – Residential Property) requiring a landlord to repay rent to a tenant or local authority. You can apply if your landlord has committed an offence under housing law, even if you are no longer living in the property.
- Common offences: letting an unlicensed HMO (House in Multiple Occupation), failing to comply with an improvement notice, unlawful eviction, or harassment.
- You can claim up to 12 months’ rent—sometimes more in special circumstances.
Official Tribunal Handling RROs
In England, the First-tier Tribunal (Property Chamber – Residential Property) handles RRO applications.
Key Legislation for RROs in England
The main law is the Housing Act 2004 – Chapter 4A, as amended by the Housing and Planning Act 2016.1
What Are Your Chances of Success?
The likelihood of winning an RRO depends on several key factors:
- Proof of a qualifying offence: You must provide evidence that your landlord has committed one of the eligible offences, such as renting an unlicensed HMO or unlawfully evicting you.
- Timing: You must apply within 12 months of the offence ending.
- Quality of your evidence: Tribunal decisions often come down to clear documentation and proof.
- Whether the landlord has already been convicted: If your local council has prosecuted your landlord, your chances are higher as the offence is already proven.
Recent tribunal decisions published by the government show a strong rate of success—especially when renters can clearly prove the landlord has broken the rules. However, amounts awarded may be reduced if renters haven’t paid rent, caused damage, or contributed to problems.
Typical Outcomes by Offence
- Unlicensed HMO: High success rate if documentation supports the claim.
- Unlawful eviction or harassment: Success requires strong, dated evidence (such as texts, emails, witness statements).
- Rent repayment: Full amount (up to 12 months) isn’t guaranteed; the tribunal can award less in some circumstances.
Each case is different. Visiting the official tribunal decisions page can help you see how rulings are made.
How the RRO Application Process Works
You must apply directly to the First-tier Tribunal using the correct form, providing copies to your landlord as required. Here’s how:
- Form RRO1 – Application by a tenant for a Rent Repayment Order
Use this form if you are a tenant and your landlord committed an offence. Download it from the official government website.
Example: If your landlord rented the property as an HMO without the required licence, complete an RRO1 with the offence details, attach your tenancy agreement and rent payment evidence, and submit it to the Tribunal. - Fee payment: There is a fee to submit the RRO1 form, usually paid by bank transfer or cheque. Check the latest fee structure on the official tribunal fees page.
What Evidence Should You Provide?
Tribunals want clear, well-organised evidence. Good supporting documents include:
- Tenancy agreements and rent statements
- Bank statements showing rental payments
- Communication records (emails, texts about the offence)
- Reports to local authorities
- Any witness statements or photographs
The more comprehensive your evidence, the higher your chances of success.
Step-by-Step: Applying for a Rent Repayment Order
- Check your landlord’s legal obligations with your local council.
- Gather all documentation proving the offence and your payments.
- Download and complete Form RRO1.
- Send the form and fee to the First-tier Tribunal (Property Chamber — Residential Property).
- Wait for tribunal instructions and possible hearing dates.
FAQ: Rent Repayment Order Questions for England Renters
- What is the time limit to apply for an RRO?
You must apply within 12 months of the offence ending. Applying after this deadline usually means your application won’t be considered. - Do I need a solicitor to apply for an RRO?
No, you do not need a solicitor. The process can be completed using the official forms, but advice services or charities can help if needed. - Can I get an RRO if I’ve already moved out?
Yes, former tenants are eligible to apply if the offence occurred while you lived in the property and is within the 12-month window. - Will the Tribunal always order the full 12 months’ rent?
No. The Tribunal considers the seriousness of the offence, any rent arrears, and tenant conduct. Award amounts may be less than the maximum. - What can I do if my landlord ignores the RRO?
If the landlord does not pay as ordered, you can enforce the decision through the county court using official enforcement forms.
Need Help? Resources for Renters
- Government Guide to Private Renting Disputes — for resolving problems
- First-tier Tribunal (Property Chamber – Residential Property) — for forms, fees, and guidance
- Shelter England: Rent Repayment Orders — independent guidance for tenants
- Contact your local council’s Private Sector Housing team for help reporting offences
- Housing Act 2004 – Chapter 4A: Rent Repayment Orders (as amended)
- Housing and Planning Act 2016, Part 2, Chapter 4
- RRO1 Application Form: Rent Repayment Order
- First-tier Tribunal (Property Chamber – Residential Property)
- Key Takeaways:
- RROs help renters reclaim rent from landlords who break certain housing laws.
- Your chances improve with strong evidence and timely application.
- Use Form RRO1 and follow the official process for the best chance of success.
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