Time Limits for Rent Repayment Claims in England

If you’re a renter in England facing issues with your landlord—such as unreturned rent or illegal eviction—you might want to claim back rent you paid. Understanding the time limit for making a claim is crucial. This article explains the deadlines, relevant legislation, and how to start the process, all tailored for renters in England.

How Long Do I Have to Claim Rent Repayment in England?

The standard time limit to claim a rent repayment—often called a ‘Rent Repayment Order’ (RRO)—is 12 months from the date the relevant offence by the landlord occurred. This period is set by the Housing and Planning Act 2016, which governs most rent repayment claims in England. If you miss this deadline, it's unlikely that a tribunal will consider your claim.

The most common reasons you might apply for an RRO include:

• Your landlord has rented out an unlicensed property (e.g. a House in Multiple Occupation (HMO) that isn’t licensed)
• You were illegally evicted or harassed
• The landlord breached a banning order

Each of these offences is set out in the Housing and Planning Act 2016, Part 2, Chapter 4.^[1]

Which Tribunal Handles Rent Repayment Claims?

All rent repayment applications in England are handled by the First-tier Tribunal (Property Chamber). This is the specialist court for resolving housing disputes between landlords and tenants.

Which Official Forms Do I Need?

To start your claim, you’ll need to submit the following:

• Form RRO1 – Application for a Rent Repayment Order

Form RRO1 (Application for a Rent Repayment Order)

• When is it used?
  Use RRO1 if you’re a tenant applying to the First-tier Tribunal for a Rent Repayment Order, typically because your landlord has committed an offence like renting out an unlicensed HMO.
• Practical example:
  Sarah discovers her flat was an unlicensed HMO. She downloads Form RRO1, fills out the sections about her tenancy and the landlord’s offence, and submits it to the Tribunal within 12 months after she moved out.
• Find and download Form RRO1 (gov.uk)

Be sure to include evidence, such as your tenancy agreement, proof of payments, and details linking your landlord to the relevant offence.

How to Make a Rent Repayment Claim: Step by Step

Here’s a brief overview to help you start the process:

• Gather all documents: tenancy agreement, rent receipts, correspondence, and anything supporting your claim.
• Download and complete Form RRO1.
• Identify the date the offence occurred—this starts your 12-month time limit.
• Submit your completed form and evidence to the First-tier Tribunal (Property Chamber).
• Prepare to attend a tribunal hearing, where you may need to give evidence.

This streamlined process ensures your claim is considered if you act within the time limit.

Other Rent-Related Deadlines to Know

Besides RROs, other situations may have time limits or notice periods, such as:

• Recovering a deposit: Usually up to 6 years for a claim via county court if not returned properly.
• Challenging rent increases: Typically within 28 days of receiving a valid notice under Section 13 of the Housing Act 1988.^[2]

Check each situation carefully, as separate rules and deadlines may apply.

1. What is a Rent Repayment Order, and who can apply?
   A Rent Repayment Order (RRO) lets a tenant reclaim up to 12 months’ rent if their landlord has committed specific offences like operating without a licence or unlawfully evicting a tenant. Most private and social tenants can apply.
2. Can I claim rent from years ago if I only just found out about a landlord offence?
   No. The law in England sets a strict deadline: you must apply within 12 months from when the landlord’s offence occurred, not from when you found out about it.
3. What happens if I miss the 12-month Rent Repayment Order deadline?
   If you apply after 12 months, the Tribunal is unlikely to accept your application. It’s vital to act promptly as exceptions are rare.
4. What evidence do I need for a Rent Repayment Order?
   You should provide your tenancy agreement, proof of payments (like bank statements), correspondence that shows communication with your landlord, and any evidence of the offence (such as council letters about property licensing).
5. Can I get help with the Rent Repayment Order process?
   Yes, local councils, Citizens Advice, and some charities can help with forms, evidence, and support during tribunal proceedings. See resources below.

Conclusion: Key Takeaways for Renters

• Rent repayment claims (RROs) must be made within 12 months of the landlord’s offence.
• Official Form RRO1 is required—submit to the First-tier Tribunal (Property Chamber).
• Act promptly and gather all supporting evidence for the best chance of success.

If you’re unsure, seek advice early to keep your claim on track.

Need Help? Resources for Renters

• Housing and Local Services (gov.uk) – Official information on tenant rights, complaints, and support.
• First-tier Tribunal (Property Chamber) – Handles rent repayment and other housing disputes.
• Citizens Advice: Rent Repayment Orders – Guidance for renters on making a claim.
• Shelter England: Rent Repayment Orders – Explains eligibility and submitting a claim.
• Contact your local council’s housing department for help with enforcement and complaints.

---

1. Housing and Planning Act 2016, Part 2, Chapter 4 (legislation.gov.uk)
2. Housing Act 1988 Section 13 – Rent Increase (legislation.gov.uk)

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation