Understanding Rent Repayment Orders in England

If you’re a renter in England and your landlord has broken important housing laws—like renting out an unlicensed property—you may have the right to claim back some or all of the rent you've paid. This process is called applying for a Rent Repayment Order. Here's a complete, renter-friendly guide to how it works, when you can use it, and how to take action if you think you’re eligible.

What Is a Rent Repayment Order?

A Rent Repayment Order (RRO) is a legal ruling that requires a landlord to repay rent to you if they've committed certain housing offences. These orders are made by the First-tier Tribunal (Property Chamber) in England. RROs were introduced under the Housing and Planning Act 2016^[1] and are designed to help renters recover rent if their landlord has, for example, rented out a property without a required licence.

When Can You Apply for an RRO?

You may be able to apply for a Rent Repayment Order if your landlord has been found to have committed certain offences, such as:

• Letting out a property that requires a licence but isn’t licensed (like a House in Multiple Occupation or certain private rentals)
• Unlawful eviction or use of violence to secure entry
• Breach of a banning order
• Failure to comply with an Improvement Notice or Prohibition Order

You do not need your landlord to have been prosecuted for you to apply—but you will need evidence of the offence and of the rent you paid.

Which Tenancy Legislation Applies?

The relevant laws for RROs in England are the Housing and Planning Act 2016, Part 2, Chapter 4^[1]. These provisions outline when you can apply, what offences count, and how the tribunal will decide your case.

How to Apply for a Rent Repayment Order

The application process for an RRO is designed to be accessible, but it does require careful preparation:

• Check eligibility: Make sure your landlord's actions count as a qualifying offence
• Gather evidence such as tenancy contracts, payment records, correspondence, and any council letters
• Apply to the First-tier Tribunal (Property Chamber) using the Rent Repayment Order application form

Official Form: How to Apply

• Form Name: Rent Repayment Order: Application by tenant or local housing authority
• Form Number: RRO1
• When to Use: Use Form RRO1 when you want to claim back up to 12 months' worth of rent from your landlord because they've committed a relevant offence (for example, letting an unlicensed HMO). For example, if you discover your landlord was letting your shared house without the required licence and your council confirms this, you can use this form to apply to the tribunal for a refund of the rent paid, up to a year.
• Download Form RRO1 and guidance at gov.uk

The completed form and supporting evidence should be sent to the First-tier Tribunal (Property Chamber).

What Happens Next?

After you apply:

• The tribunal will review your documents and may ask for more evidence
• There may be a hearing (in person, by phone, or by video)
• If your application is successful, the tribunal will order your landlord to repay you up to 12 months’ rent

Most applications are resolved within months, but timescales can vary.

What Offences Qualify for an RRO?

• Letting an unlicensed property when a licence is required (including HMOs)
• Unlawful eviction or violence for securing entry
• Breach of a banning order
• Failing to comply with improvement or prohibition notices

RROs provide an important way for renters to protect themselves when landlords break certain serious housing laws.

How Much Can You Claim?

You can claim up to 12 months’ rent, depending on the seriousness of the offence and the exact period the landlord was in breach. The tribunal will consider:

• The conduct of both the landlord and the tenant
• The financial circumstances of the landlord
• Whether the landlord has previously committed such offences

Action Steps for Renters

• Check if your landlord was required to license the property (contact your local council for help)
• Gather evidence of your tenancy, rent paid, and the landlord's breach
• Complete and submit the Form RRO1 with all supporting documents
• Seek advice if you’re unsure—see resources below

1. Who decides applications for Rent Repayment Orders in England?
   The First-tier Tribunal (Property Chamber) handles all RRO cases in England. This is an independent tribunal, not a civil court, and is designed to be accessible for renters and landlords alike.
2. What evidence do I need for a Rent Repayment Order?
   It’s best to gather tenancy agreements, proof of rent payments, council documentation about unlicensed properties, and any communication with your landlord related to the property or the offence.
3. Can I apply for an RRO if my landlord was not prosecuted?
   Yes. You can apply for an RRO even if your landlord was not prosecuted, as long as you can prove to the tribunal that the relevant offence occurred.
4. How long do I have to apply for an RRO?
   You must apply within 12 months of the offence occurring. If you’re unsure when the offence happened, contact your local council or seek legal advice promptly.
5. Is there a fee for applying for an RRO?
   Yes, there is an application fee payable to the tribunal when you submit Form RRO1. If you are on a low income or benefits, you might be able to get help with tribunal fees.

Key Takeaways

• A Rent Repayment Order lets you claim back rent from a landlord who’s broken specific housing laws.
• Applications are made to the First-tier Tribunal (Property Chamber) using Form RRO1.
• Act quickly—you usually have up to 12 months to make your claim.

If you’re affected, don’t delay gathering evidence and seeking advice to ensure your rights are protected.

Need Help? Resources for Renters

• Private renting: government guidance – Your rights, responsibilities, and official advice
• Form RRO1 and guidance notes – Download the official application form
• First-tier Tribunal (Property Chamber) – For submitting your application and contact details
• Shelter England: Rent Repayment Orders – Practical help and phone support for renters
• Contact your local council housing department for help checking property licences and reporting landlord offences

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1. Housing and Planning Act 2016, Part 2, Chapter 4

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