If you rent in Wales and think you may be owed rent back because your landlord broke the law or lost their licence, this guide explains how Rent Repayment Orders (RROs) work and what to do if the landlord becomes insolvent. It is written for tenants and renters who need clear steps, practical examples and links to the official forms and tribunal. You do not need to be a legal expert to follow this advice: we cover important deadlines, the key evidence to gather, who decides RROs and how insolvency can affect any award or recovery.
What is a Rent Repayment Order?
An RRO is a decision by the First‑tier Tribunal (Property Chamber) or a court that requires a landlord to repay rent or housing benefit for certain offences, including unlawful eviction, letting a property without a required licence, or breaching licensing conditions. Tenants can ask for an RRO to recover rent paid during the period of the offence. See the official guidance for details and examples on eligibility and outcomes. Read more on GOV.UK[1]
Who decides RROs and where to apply
RRO applications are decided by the First‑tier Tribunal (Property Chamber) for residential property matters in England and Wales. The tribunal manages applications, hearings and decisions for tenancy disputes; tenants normally apply to the tribunal to start an RRO case rather than to a local council. First‑tier Tribunal (Property Chamber)[2]
How landlord insolvency affects tenant claims
If a landlord becomes insolvent (bankrupt, in liquidation or subject to another formal insolvency process) your position as a tenant claiming an RRO or other refunds changes in two ways: first, you can still pursue an RRO through the tribunal; second, any monetary award may be harder to collect if the landlord has insufficient assets. If a formal insolvency process is under way, tenants may need to register as creditors by submitting a proof of debt to the insolvency practitioner or trustee.
Key forms and official steps (what to use and when)
- Application to the First‑tier Tribunal (property) to request a Rent Repayment Order: use the tribunal application process or the guidance on GOV.UK to prepare your application and supporting evidence; for example, state dates of payments and the offence you allege (unlicensed letting, unlawful eviction, etc.).
- Proof of debt / creditor claim form for insolvency: if the landlord is in liquidation or bankruptcy, submit a proof of debt to the appointed insolvency practitioner or trustee to record your claim for unpaid amounts; include the tribunal award or your claim documentation where possible. Official insolvency forms and guidance[3]
- Evidence checklist: photos, dated rent receipts, bank statements, correspondence, tenancy agreement and any licence-related documents; prepare clear copies to upload to the tribunal and to send to the insolvency practitioner if needed.
Practical example: typical timeline
- Within 12 months of the offence or within the statutory time limit: gather evidence and consider starting a tribunal application for an RRO.
- After filing: serve the application and wait for a tribunal hearing date; respond to any directions and provide evidence on time.
- If the landlord enters insolvency before or after the hearing: register your claim with the insolvency practitioner using a proof of debt form and notify the tribunal of the insolvency status.
What to expect at a hearing
Hearings may be paper-based or in person. The tribunal considers whether an offence occurred and, if so, what repayment is fair. If the landlord is insolvent, the tribunal may still grant an RRO; practical recovery of money can require parallel action with the insolvency practitioner.
FAQ
- Can I apply for an RRO if my landlord goes bankrupt?
- Yes. You can still apply to the First‑tier Tribunal for an RRO, but if the landlord has no assets or is in formal insolvency, getting paid may require registering a claim with the insolvency practitioner and awaiting distribution to creditors.
- How long do I have to apply for an RRO?
- Time limits vary by offence, but you should act promptly; some claims are subject to specific statutory deadlines. Check the official guidance and seek advice early to avoid losing rights.
- What evidence will the tribunal want?
- The tribunal expects clear evidence of rent paid (bank statements, receipts), the alleged offence (licence documents, correspondence) and details of any contact with the landlord or local authority about the problem.
How-To
- Check eligibility and deadlines: read the GOV.UK guidance on RROs and confirm the offence dates and whether a licence was required.
- Gather evidence: collect rent receipts, bank statements, photos, messages and any local authority licence records.
- Start the tribunal application: complete the tribunal application process for an RRO and attach your evidence.
- Attend the hearing or submit written representations as directed by the tribunal.
- If insolvency applies, submit a proof of debt to the insolvency practitioner and notify the tribunal of the insolvency case.
- If awarded, follow enforcement guidance with the tribunal and insolvency practitioner about recovery options.
Key Takeaways
- You can pursue an RRO even if the landlord later becomes insolvent, but collection may involve insolvency procedures.
- Keep organised evidence of rent and communications to support both tribunal claims and any insolvency proof of debt.
