How to Respond If Your Landlord Disputes a Rent Repayment Order in Wales

If you have applied for a Rent Repayment Order (RRO) in Wales and your landlord disagrees with your claim, it's important to understand the legal process and your rights. This guide explains the steps that happen when a landlord contests a claim, what forms and evidence you may need, and how the residential property tribunal in Wales handles disputes under current Welsh housing law.

What Happens When a Landlord Disagrees with Your RRO Claim?

After you submit your Rent Repayment Order application, the landlord can respond by accepting or disputing your claim. If they disagree, the case proceeds to a hearing with the Residential Property Tribunal for Wales. Both parties will have an opportunity to present their arguments and evidence.

Step-by-Step: The Dispute Process

• Landlord Receives Notice: After you submit your application, the tribunal serves your landlord with a copy and invites their response.
• Landlord Files a Response: They can submit a written reply, explaining why they disagree and attaching relevant documents (such as evidence of proper licensing or challenging the grounds for your claim).
• Hearing Date Set: If there is disagreement, the tribunal schedules a hearing. You and your landlord are both notified of the date, location (often by video or in-person), and what to bring.
• Prepare Your Case: You must gather evidence to support your claim—this could include tenancy agreements, proof of rent paid, correspondence, and evidence the landlord breached licensing rules.
• The Tribunal Hearing: Both sides can speak, present evidence, and respond to questions from the tribunal panel.
• The Tribunal Makes a Decision: After the hearing, the panel issues a written decision about whether you are entitled to repayment and the amount.

The process is designed to be fair and accessible, even if you don't have legal representation. Guidance and support are available if you need help understanding how hearings work.

Key Forms and How They Are Used

Application for a Rent Repayment Order (Form RRO1)

• Name/Number: Application for Rent Repayment Order (RRO1)
• When to Use: Used at the start of the process by tenants seeking repayment of rent because of landlord breaches, such as operating an unlicensed property. Submit this form to start your claim.
• How to Use: Complete the RRO1 form from the Residential Property Tribunal for Wales and send it along with your evidence and the required fee.

Tribunal Directions and Response

• Name: Tribunal Directions Response (No set form; instructions provided after claim)
• When to Use: After the landlord is notified, they must reply to the tribunal with their defence and supporting evidence. The tribunal gives instructions, also called "directions".
• How to Use: Follow instructions in the tribunal's letter to submit all your documents and a written response by the deadline (typically via post or email as directed).

The Residential Property Tribunal for Wales oversees RRO cases in Wales. For further official forms and guidance, see the tribunal's forms and guidance page.

What Evidence Is Important?

You and your landlord will both submit evidence. Important documents often include:

• Tenancy agreement
• Proof of rent payments (bank statements, receipts)
• Communication records (emails, texts)
• Evidence of property licensing, or lack thereof
• Any relevant council or legal correspondence

The tribunal relies on written evidence, so it is best to be organised and include everything you think helps your case.

Which Tenancy Laws Apply in Wales?

Rent Repayment Orders in Wales are governed by the Housing (Wales) Act 2014. For a successful RRO, you may need to show your landlord:

• Failed to properly license their property
• Illegally evicted or harassed you

The tribunal will weigh both sides according to this legislation and make a fair decision.^[1]

What If You Disagree with the Tribunal's Decision?

If you are unsatisfied with the result, you may have the right to request a review or appeal. See the tribunal's guidance for details on appeals and procedures, paying close attention to deadlines and requirements.

Frequently Asked Questions

1. What is a Rent Repayment Order?
   A Rent Repayment Order is a legal order requiring a landlord to repay rent to a tenant if the landlord broke certain housing laws in Wales, such as renting out an unlicensed property.
2. Can my landlord make a counterclaim during the process?
   Yes, the landlord can submit evidence and arguments in their response. The tribunal considers both sides before making a final decision.
3. What if I can't attend the tribunal hearing?
   Contact the Residential Property Tribunal as soon as possible. They may allow you to participate by phone or video call, or reschedule if you have a good reason.
4. Will I need legal representation?
   Legal representation is optional. The process is designed to be accessible, and many applicants represent themselves. Free guidance is available from housing advice services.
5. How long does the Rent Repayment Order process take in Wales?
   It depends on the tribunal's schedule and complexity of the case, but most cases are resolved within several months of submission.

Conclusion: Key Takeaways

• If your landlord disagrees with your RRO claim, a tribunal hearing will be arranged where both sides present evidence.
• Use official forms (like RRO1), prepare your documents, and follow all tribunal directions and deadlines.
• Support is available from the Residential Property Tribunal for Wales and national advice services.

Following the process carefully helps protect your rights as a renter in Wales.

Need Help? Resources for Renters in Wales

• Residential Property Tribunal for Wales – official guidance, forms, and contact details
• Shelter Cymru – free, independent housing advice for renters in Wales
• Rent Smart Wales – information on landlord licensing and your rights
• GOV.UK Private Renting – overview of renter rights and help
• Citizens Advice Wales – Housing

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1. Housing (Wales) Act 2014: Rent Repayment Orders
2. Official Tribunal Forms and Guidance

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