Chances of Winning a Rent Repayment Order in Wales

Are you a renter in Wales wondering if you might be eligible for a Rent Repayment Order (RRO)? RROs can require your landlord to refund rent in certain circumstances, such as when they rent out an unlicensed property. This article explains your chances of winning an RRO, what Welsh laws apply, and step-by-step guidance you can trust.

What Is a Rent Repayment Order (RRO)?

A Rent Repayment Order is a legal tool that allows tenants to reclaim up to 12 months’ rent if their landlord has committed certain housing offences. Common examples include letting a property without the required licence or ignoring an improvement notice. RROs in Wales are governed by Housing (Wales) Act 2014 and Housing Act 2004.1

Landlords in Wales must be registered with Rent Smart Wales, and most require a licence to let or manage a property. If your landlord skips this step, or breaks key safety or licensing rules, you may be able to apply for an RRO.

What Factors Affect Success in Winning an RRO?

Not every application is guaranteed, but renters who meet the criteria have a strong chance. The Residential Property Tribunal Wales considers:

  • Was a relevant housing offence committed? A landlord must have broken the law, such as renting an unlicensed property.
  • Evidence quality. Good documentation (tenancy agreements, correspondence, rent receipts) strengthens your case.
  • Length of illegal letting. The longer the landlord was unlicensed, the greater potential award (up to 12 months’ rent).
  • Tenant behaviour. Tribunal may reduce the award if you contributed to the situation, but tenants are often awarded full or substantial amounts if they act reasonably.

Recent tribunal decisions in Wales show that tenants win RROs when they demonstrate the landlord operated without a required Rent Smart Wales licence or registration.2

Who Handles RRO Applications in Wales?

In Wales, RRO cases are decided by the Residential Property Tribunal Wales. This is the official tribunal for housing disputes involving rent repayment, property licenses, and more.

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Applying for an RRO: Key Forms and How to Use Them

  • Form: RRO1 Application for a Rent Repayment Order
    • When to use: Use this form if you want to claim a Rent Repayment Order after your landlord has committed a relevant offence under the Housing (Wales) Act 2014 or Housing Act 2004.
    • Example: If you discover your landlord is unlicensed by checking Rent Smart Wales, and you have been paying rent, you can file RRO1 to claim back up to 12 months’ rent.
    • Official RRO1 Form (PDF)

Action Steps if You Believe You Have a Case:

  • Gather evidence (contracts, rent statements, correspondence).
  • Check your landlord’s licence status at Rent Smart Wales.
  • Complete and submit the RRO1 application form to the Residential Property Tribunal Wales.
  • Attend the hearing if invited and present your evidence.
If you win, the Tribunal can order up to 12 months’ rent to be repaid. Decisions are based on evidence and the seriousness of the landlord’s breach.

Relevant Tenancy Legislation in Wales

Your rights as a tenant seeking an RRO are primarily covered by:

Section 44 of the Housing (Wales) Act 2014 makes it an offence to let or manage a property in Wales without being licensed through Rent Smart Wales.1

FAQ: Rent Repayment Orders in Wales

  1. What is the maximum amount I can claim on an RRO?
    Up to 12 months’ rent paid during the period your landlord was committing a relevant offence.
  2. Can I apply if I’ve already left the property?
    Yes. Former tenants can still apply for an RRO if they do so within 12 months of the offence.
  3. Do I need a solicitor to apply?
    No. Applications can be made directly using the RRO1 form, but advice from Rent Smart Wales or local tenant services can help.
  4. What types of offences qualify for an RRO?
    Common examples include letting without a valid Rent Smart Wales licence, breaching an improvement notice, or violating banned letting practices detailed in the law.
  5. How long does the RRO process take?
    Timelines vary, but most cases are resolved within a few months after application and hearing by the Tribunal.

Conclusion: Key Takeaways

  • If your landlord has operated without the correct licence in Wales, you may have strong grounds for an RRO.
  • Gather and present good evidence to the Residential Property Tribunal Wales using the official forms.
  • Full or partial repayment up to 12 months’ rent is possible—know your rights and act within 12 months of the offence.

If you believe your landlord has broken the law, taking these steps can help you claim what you’re owed.

Need Help? Resources for Renters


  1. See Housing (Wales) Act 2014, Part 1, and Housing Act 2004.
  2. Recent decisions available via Residential Property Tribunal Wales decisions database.
Bob Jones
Bob Jones

Editor & Researcher, Tenant Rights UK

Bob writes and reviews tenant law content for various regions. They’re passionate about housing justice and simplifying legal protections for renters everywhere.