Understanding Rent Repayment Orders for Tenants in England

If you are renting in England and your landlord has broken certain housing laws, you may be eligible to claim money back through a process called a Rent Repayment Order. This guide explains how Rent Repayment Orders work, who can apply, the official forms involved, and practical steps for tenants to take action.

What Is a Rent Repayment Order?

A Rent Repayment Order (RRO) is a legal order made by the First-tier Tribunal (Property Chamber) in England. It requires a landlord to pay back up to 12 months’ rent to a tenant if the landlord has committed certain housing offences, such as renting out a property without a licence when one is required, or illegal eviction.

Rent Repayment Orders protect tenants from unlawful practices and hold landlords accountable when they don’t follow housing law.

Which Landlord Offences Can Lead to an RRO?

Not every landlord mistake qualifies for an RRO. The main offences that give tenants the right to apply include:

• Renting out an unlicensed property that legally requires a licence under selective, additional, or mandatory HMO licensing
• Unlawful eviction or use of violence to secure entry
• Breaching a banning order
• Failing to comply with improvement or prohibition notices from the council

All these offences are listed in the Housing and Planning Act 2016 (sections 40–44).¹

How Much Rent Can Tenants Recover?

If your application is successful, the tribunal may order your landlord to pay back up to 12 months of rent. The exact amount depends on factors like landlord behaviour, seriousness of the offence, and whether you have already received compensation elsewhere.

Who Can Apply for a Rent Repayment Order?

Tenants can apply for an RRO if:

• Your landlord has committed a relevant offence within the last 12 months
• You paid rent directly (not just via benefits, though this can still count with proper documentation)
• You can provide evidence the offence happened—to the tribunal’s satisfaction

How to Apply for a Rent Repayment Order: Step-by-Step

Applying for an RRO involves gathering evidence and submitting the correct form to the tribunal. Here’s what you need to do:

• Step 1: Collect evidence – Keep tenancy agreements, rent payment records, council letters, and related documents.
• Step 2: Try to contact your local council’s housing team – They may be able to help you gather evidence or investigate your landlord’s offences.
• Step 3: Complete the RRO application form – Submit this to the tribunal with supporting documents.

Official Form: RRO1 (“Application by Tenant for a Rent Repayment Order”)

• Form name/number: RRO1: Application by a Tenant or Local Authority for a Rent Repayment Order
• When used: Use this form if you are a tenant in England and want to reclaim rent from your landlord for offences under the Housing and Planning Act 2016. For example, if you discover your landlord failed to licence your home when required (such as an HMO or selective licensing area), you would use RRO1.
• How to use: Download and complete the RRO1 form, attach evidence, and send it to the Tribunal Property Chamber for your area.
• Official source: RRO1 Application Form (GOV.UK)

You can find further application guidance from the First-tier Tribunal (Property Chamber).

What Happens After You Apply?

Once your application is received, the tribunal will review your case. There may be a hearing or requests for further evidence. If successful, you will receive an order stating how much rent your landlord must pay you back.

Your Rights and What to Expect

Submitting an RRO is your right under the law if a landlord has committed a qualifying offence. The process is designed to be accessible to tenants, but you may wish to seek advice or help if your case is complex or involves harassment or illegal eviction. The tribunal’s goal is not to punish landlords but to ensure the law is followed and tenants are protected.

If you feel intimidated or worried about applying, know that local council housing teams can offer help, and you can attend your tribunal hearing remotely in some cases.

1. Who can apply for a Rent Repayment Order?
   Any tenant (current or former) in England whose landlord committed a qualifying offence within the last 12 months can apply, provided they have evidence of rent paid and the offence.
2. What is the maximum amount I can claim back?
   You can claim up to 12 months’ rent. The amount is decided by the tribunal based on your circumstances and the nature of the landlord's offence.
3. Is there a fee to apply for a Rent Repayment Order?
   Yes, there is a fee to submit the RRO1 application to the tribunal. Check the First-tier Tribunal fee guidance for current charges.
4. Can I apply for an RRO if my landlord is already being prosecuted?
   Yes. You do not need to wait for a criminal prosecution or council action to make your own application as a tenant.
5. What evidence do I need?
   Typical evidence includes a copy of your tenancy agreement, rent records or bank statements, council or licensing documents, and any relevant communications with your landlord or the council.

Summary: What to Remember About Rent Repayment Orders

• RROs help tenants in England claim back rent when landlords break specific housing laws.
• You need supporting evidence and to fill out the official RRO1 form to make your claim.
• Guidance, support, and the legal process are available even if you are no longer living at the affected property.

Need Help? Resources for Renters

• Private renting guidance (GOV.UK)
• First-tier Tribunal (Property Chamber) – Get forms and information about tribunal applications
• Shelter England: Rent Repayment Orders
• Contact your local council housing team for licensed property or landlord complaints

1. Housing and Planning Act 2016 (Rent Repayment Orders)
2. First-tier Tribunal (Property Chamber) official page
3. RRO1 Application Form (GOV.UK)