What Happens If Your Landlord Disputes Your Rent Repayment Order Claim in England

As a renter in England, you may be entitled to a Rent Repayment Order (RRO) if your landlord has broken certain housing laws, such as renting out an unlicensed property or carrying out an illegal eviction. But what if your landlord does not agree with your claim and chooses to dispute it?

What Is a Rent Repayment Order?

A Rent Repayment Order (RRO) is a legal remedy that allows tenants to reclaim up to 12 months’ rent if a landlord commits specific offences under the applicable housing law. This process is governed by the Housing and Planning Act 2016^[1].

If Your Landlord Disagrees: What to Expect

Once you apply for a Rent Repayment Order, your landlord will be notified and given the opportunity to respond. The official body handling these applications in England is the First-tier Tribunal (Property Chamber – Residential Property).

If your landlord disagrees with your RRO claim, they must formally respond. You should be prepared for the following steps:

• Written Response: The landlord can submit a written defence to the tribunal, explaining their reasons for disagreeing.
• Tribunal Hearing: The tribunal may hold a hearing where both you and your landlord can present evidence and arguments.
• Requests for Evidence: Both sides may be asked to provide documents, correspondence, or other proof.

This tribunal process is designed to be less formal than court, but still follows clear procedures to ensure fairness for all parties.

Official Forms You May Need

• Form RRO1: Application for a Rent Repayment Order
  Download Form RRO1
  Use when you start your RRO claim. For example, if you discovered your landlord failed to licence your property as required, you would complete this form and send it, with supporting evidence, to the tribunal.
• Form RESP: Respondent’s Response to RRO Application
  Download Form RESP
  Your landlord will use this if they decide to dispute the claim, detailing their reasons and supporting evidence.

You may also be sent evidence request forms or asked to provide further statements, so it is important to respond promptly to any communications from the tribunal.

What Happens at a Tribunal Hearing?

The First-tier Tribunal will consider both sides during a hearing. This can be conducted in person or remotely. The tribunal panel will:

• Review all written evidence and submissions
• Ask questions to clarify facts
• Make a decision based on the evidence and the law

After the hearing, you’ll be sent a written decision explaining the outcome and, if successful, the amount of rent you are entitled to reclaim.

Should I Get Legal Advice?

While the tribunal process is designed to be accessible, you may still find legal support helpful, especially if your case is complex or the landlord strongly disputes your claim. Free advice is available from local councils, Shelter, or Citizens Advice.

Key Points to Remember If Your Landlord Disagrees

• The tribunal is neutral and will weigh the evidence from both sides.
• Your landlord must provide a clear defence if they dispute your claim.
• Decisions are based on the Housing and Planning Act 2016 and related regulations.

Preparation is key. Make sure your evidence is organised and clearly presented to give your claim the best chance of success.

What If I Disagree with the Tribunal’s Decision?

If you believe the tribunal made a mistake in law, you may be able to appeal the decision. Appeals must usually be made promptly, so check the tribunal’s guidance or seek legal advice.

Frequently Asked Questions

1. What if my landlord ignores the Rent Repayment Order?
   If your landlord does not pay the amount ordered by the tribunal, you can ask the court to enforce the order. This may involve applying to the county court for a warrant, where bailiffs can help recover the money owed.
2. Can I get help filling in the tribunal forms?
   Yes, organisations like Citizens Advice and Shelter can help you complete forms or explain what information you need to provide.
3. How long does the rent repayment order process take?
   It can take several months from application to a final decision, especially if a hearing is required. Timescales vary depending on complexity and tribunal workload.
4. Do I need a lawyer to attend the tribunal?
   No, you do not need a lawyer, but you can choose to be represented or receive advice if you wish. Many tenants represent themselves.
5. Will making an RRO claim affect my current tenancy?
   The law protects renters from retaliatory eviction in many cases, but it is wise to seek advice if you have concerns about your tenancy status.

Conclusion: What Should Renters Remember?

• If your landlord disputes your claim, the tribunal will consider both sides fairly.
• Be organised and prepared with all relevant evidence and information.
• Use official forms and seek advice if needed—help is available.

Facing a dispute can feel stressful, but understanding the process helps you stand up for your rights as a renter in England.

Need Help? Resources for Renters

• First-tier Tribunal (Property Chamber – Residential Property) – Official body for Rent Repayment Order claims
• Shelter England – Free advice for renters
• Citizens Advice – Guidance on housing rights and dispute resolution
• GOV.UK: Private Renting – Latest government information on tenants’ rights
• Find your Local Council – Local support and enforcement services

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1. Housing and Planning Act 2016 – Rent Repayment Orders
2. First-tier Tribunal (Property Chamber)
3. Rent Repayment Order Application Form (RRO1)
4. Respondent’s Response Form (RESP)

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