If you rented in England without a written contract or only had a verbal tenancy, you can still seek a Rent Repayment Order (RRO) to recover rent paid or challenge unlawful behaviour by a landlord. This guide explains how RROs work for tenants and renters, what evidence helps, the official forms and tribunal process, and practical steps to prepare for an application in England so you can decide whether to apply or get help. The guidance below points to the First-tier Tribunal (Property Chamber) and GOV.UK resources for current procedures and forms.[1]
What is a Rent Repayment Order?
A Rent Repayment Order (RRO) is an order a tribunal can make requiring a landlord to repay rent or housing benefit for specified breaches of law, such as renting out an unlicensed property or unlawful eviction. The tribunal that handles these applications in England is the First-tier Tribunal (Property Chamber).[2]
Who can apply and when
Tenants, joint tenants and some former tenants can apply if the landlord committed certain offences or failed duties set out in housing legislation. You can apply even if you had a verbal or unwritten tenancy; the absence of a written contract does not automatically block an RRO. Consider time limits and eligibility carefully before applying.
Common reasons tenants pursue RROs
- Unlicensed HMO or selective licensing where local rules require a licence
- Unlawful eviction or harassment by the landlord
- Persistent failures to repair essential services affecting habitability
Official forms and where to find them
The First-tier Tribunal (Property Chamber) handles RRO applications. The tribunal uses an online application process where you complete the Rent Repayment Order application form and upload supporting documents. If you prefer, guidance on how to prepare and what to send is available on GOV.UK.[1] For legislation and legal context see the Housing Act 1988 and the Rent Act 1977.[3][4]
- First-tier Tribunal (Property Chamber) RRO application (online) — use the tribunal portal to start and submit your claim; the portal guides you through providing details and evidence.
- GOV.UK guidance "Get rent back from your landlord" — explains when you can apply for an RRO and the practical steps a tenant should follow.
Gathering evidence (what helps)
Because the tenancy is unwritten or verbal, the tribunal looks for objective evidence to decide facts such as when you lived at the property, how much you paid, and any breaches. Useful items include rent receipts, bank transfer records, dated photos, messages or emails, witness statements and any repair reports.
- Photos and dated documents that show the property condition or communications
- Bank statements, transfer records or receipts showing rent payments
- Text, email or written notes of conversations with the landlord
How the tribunal process works
After you submit the application, the tribunal will send it to the landlord and set a timetable for evidence and a hearing if needed. Many cases are resolved on written evidence but be prepared to attend a hearing. If the tribunal grants an RRO it will state the amount to be repaid and may include interest or costs.
FAQ
- Can I get an RRO if my tenancy was verbal?
- Yes. A verbal or unwritten tenancy does not prevent you from applying for a Rent Repayment Order if the landlord committed an offence or breached duties covered by the law.
- How long do I have to apply?
- Time limits vary by the specific offence and circumstances; check GOV.UK guidance and consider acting promptly because delays can affect evidence and eligibility.
- Do I need a solicitor to apply?
- No. Many tenants apply without a lawyer, but you can seek legal advice or representation if the case is complex or high value.
How-To
- Check eligibility and whether the landlord's conduct fits the grounds for an RRO.
- Gather clear evidence: rent records, photos, messages and witness statements.
- Contact the landlord to raise the issue and request repayment if appropriate; keep a written record of the attempt.
- Complete the First-tier Tribunal application form and submit it via the tribunal portal with your evidence.
- Attend the hearing or provide additional documents if the tribunal requests them and await the decision.
Key Takeaways
- You can apply for an RRO in England even if your tenancy was verbal.
- Strong, dated evidence greatly increases the chance of success.
- Use the First-tier Tribunal (Property Chamber) portal to apply and follow GOV.UK guidance.
Help and Support / Resources
- Get an RRO and how to get rent back
- First-tier Tribunal (Property Chamber) - apply for housing cases
- Housing Act 1988 (legislation)
