If you're renting in Wales and believe your landlord has broken the law, you might be entitled to claim back rent through a Rent Repayment Order (RRO). This guide explains what you could receive, how to apply, and which official forms and tribunals are involved in the process, using information specific to Wales.
What is a Rent Repayment Order (RRO)?
A Rent Repayment Order allows tenants or local authorities in Wales to reclaim up to 12 months of rent if a landlord has committed certain offences. This includes renting out an unlicensed property (such as a House in Multiple Occupation without the required licence) or breaching a banning order.
Key Offences Eligible for an RRO
- Letting an unlicensed property, including unlicensed HMOs
- Unlawful eviction or harassment
- Breaching a banning order or improvement notice
These rules are based on the Housing (Wales) Act 2014 and the Housing and Planning Act 2016.1,2
How Much Can You Claim?
You can potentially claim up to 12 months’ rent from the date of the offence. The First-tier Tribunal in Wales decides how much to award based on:
- The seriousness of the offence
- Length of time the offence occurred
- Your conduct and that of your landlord
- Whether you have already received any compensation or rent reduction
The maximum award is the rent you actually paid during the relevant period (up to 12 months), whether paid directly to the landlord or by someone else (such as housing benefit).
Example Calculation
If you paid £600 per month for 10 months when your landlord failed to licence your HMO, the maximum you could claim is £6,000. However, if the Tribunal decides there are mitigating circumstances (for example, you suffered no direct loss or the landlord resolved the issue quickly), they may award less than the full amount.
How to Apply: Steps and Official Forms
RRO applications are made to the First-tier Tribunal (Property Chamber) for Wales. It's important to gather evidence, such as your tenancy agreement, rent statements, proof of violations, and correspondence.
Official Application Form
- Form name: RRO1 – Application for a Rent Repayment Order
- When and how to use: Use this form if you want the Tribunal to order your landlord to pay back rent. For example, if you lived in a property that should have been licensed but wasn’t, fill out the RRO1 form and submit it with evidence of the offence and rent paid.
- Where to find it: Download from the official Tribunal forms page.
Filing Process
- Complete RRO1 application form
- Prepare all supporting documents (tenancy, proof of rent, proof of offence)
- Send the application and documents to the Tribunal address for Wales as stated on the form
- Await instructions from the Tribunal on next steps
The Tribunal will review your case, may ask for more details or set a hearing, and then make a decision on whether (and how much) rent you are entitled to recover.
If you’re unsure about your eligibility, you can contact Rent Smart Wales or seek free advice from Shelter Cymru before submitting your application.
FAQ: Rent Repayment Orders in Wales
- How long do I have to apply for a Rent Repayment Order?
You must apply within 12 months of the offence occurring. - Can I claim if my rent was paid partly by benefits?
Yes, but any Housing Benefit or Universal Credit paid that is covered by the RRO award may need to be returned to the council. - Do I need to go to court?
RROs are decided by the First-tier Tribunal (Property Chamber), not a court. You may be invited to a hearing, but many cases are resolved with written evidence. - What is the difference between an RRO and a deposit claim?
An RRO lets you claim back rent if your landlord has broken certain housing laws. Deposit claims are for issues with your deposit (like not being protected). They are separate processes. - Will applying for an RRO affect my tenancy?
It is illegal for your landlord to harass or unlawfully evict you for exercising your rights. If you have concerns, seek advice before applying.
Conclusion: Key Takeaways for Renters
- Rent Repayment Orders in Wales let you claim up to 12 months’ rent if your landlord committed certain housing offences
- You apply to the First-tier Tribunal for Wales using form RRO1 with evidence
- The maximum award is the rent you paid, but the Tribunal may award less depending on the circumstances
If you're considering applying for an RRO, gather documentation early and reach out for free support to strengthen your claim.
Need Help? Resources for Renters in Wales
- Rent Smart Wales – Official landlord and letting agent register for licensing in Wales
- Shelter Cymru advice services – Free, confidential housing advice
- First-tier Tribunal (Property Chamber) – Guidance and case submission details for Wales
- Welsh Government housing guidance
