Many tenants who live in House in Multiple Occupation (HMO) properties in Wales find themselves paying rent while a landlord breaches licensing, safety or tenancy rules. A Rent Repayment Order (RRO) lets eligible tenants apply to get some or all rent back when certain offences have been committed by the landlord. This guide explains who can apply, what offences commonly lead to an RRO in Wales, how to gather the strongest evidence, and how to submit an application to the First‑tier Tribunal (Property Chamber) or ask a local authority to act. It uses plain language and practical steps so renters can understand deadlines, forms and likely outcomes and take action to reclaim rent where appropriate.
What is a Rent Repayment Order?
A Rent Repayment Order (RRO) is a legal tool that can require a landlord to repay rent or housing benefit in cases where they have committed specific offences. RROs are an option for tenants, former tenants and some occupiers in Wales when the landlord has, for example, breached HMO licensing rules, ignored banning orders or committed unlawful eviction. For official guidance on how to start this process, see the government guidance linked below.[1]
Common offences that can lead to an RRO
- Operating an HMO without the required licence or in breach of licensing conditions (a compliance violation).
- Failure to comply with a banning order or other statutory prohibition.
- Unlawful eviction or harassment of tenants.
- Letting a property with serious hazards and failing to deal with repairs that affect habitability.
Who can apply and time limits
Tenants, joint tenants, lodgers and some former occupiers may be eligible to apply for an RRO. In many cases an RRO can cover up to 12 months' rent for the period when the offence occurred, but results can vary by case and by offence. You should act promptly: the sooner you gather evidence and seek advice, the better your chances of a successful application.
Evidence and documentation to gather
- Tenancy agreement, rent receipts, bank transfers or proof of payments showing amounts and dates.
- Photographs or videos of hazards, disrepair or unsafe conditions.
- Copies of emails, letters or messages sent to the landlord or council asking for repairs or licences.
- Witness statements, inspection reports or any official notices from the council.
Official forms, routes and practical examples
There are two common routes to pursue an RRO in Wales: the tenant can apply directly to the First‑tier Tribunal (Property Chamber), or the local authority may take enforcement action and apply on behalf of tenants. Official guidance on how tenants can get rent back is available on GOV.UK.[1]
Key official pages and forms:
- The First‑tier Tribunal (Property Chamber) application process for housing disputes — use this route if you are applying yourself; the tribunal site explains how to submit an application and the documents to attach.[2]
- GOV.UK guidance "Get rent back from a landlord" explains when tenants can claim an RRO and the practical steps to take; there is no single nationally numbered form for every case — the tribunal and council routes have their own application steps.[1]
- Relevant legislation governing tenancy law in England & Wales includes the Housing Act 1988 and related statutes; this forms the background to enforcement and tribunal decisions.[3]
FAQ
- Can I get rent back if I reported the problem to my landlord?
- Yes. Reporting problems and keeping copies of your communications can support an RRO claim. Evidence that you raised issues and gave the landlord a chance to fix them is often important.
- Do I need a solicitor to apply for an RRO?
- No. Many tenants apply without a solicitor by using the tribunal process, but you can get free or low-cost advice from local housing advice services or solicitors if your case is complex.
- How much rent can I ask to be repaid?
- The tribunal may order repayment of up to 12 months' rent for the period the offence took place, depending on the offence and circumstances. The tribunal decides the amount after considering evidence and fairness.
How-To
- Gather tenancy documents, rent receipts and photos of any hazards as evidence.
- Contact your local authority housing or environmental health team to report licensing issues or serious hazards and ask if they will take enforcement action.
- If you proceed as a tenant, complete the tribunal application and attach your supporting documents according to the First‑tier Tribunal guidance.
- Attend the hearing or send clear written submissions if you cannot attend; keep copies of everything you send.
- If the tribunal grants an RRO, follow its directions to recover the ordered amount and keep records of any payments or enforcement steps.
Help and Support / Resources
- GOV.UK: Get rent back from a landlord
- First‑tier Tribunal (Property Chamber) – how to apply
- Welsh Government: Private rented sector guidance
