If you rent in Wales and believe your landlord has failed in their legal duties—such as renting out an unlicensed property or making an unlawful eviction—you may be able to reclaim up to 12 months of rent with a Rent Repayment Order (RRO). This article explains how Rent Repayment Orders work in Wales, who can apply, and what steps to take if you think you're eligible.
What is a Rent Repayment Order?
A Rent Repayment Order (RRO) is a legal order that allows tenants or local authorities to claim back rent paid when a landlord has committed certain offences, like operating without the required housing licence or illegally evicting a tenant. The system was strengthened in Wales by the Housing (Wales) Act 2014 and further supported by the Renting Homes (Wales) Act 2016.[1]
These orders are decided by the official tribunal in Wales—the Residential Property Tribunal Wales—which handles disputes between landlords and tenants regarding rent repayment and other housing issues.
When Can You Apply for a Rent Repayment Order?
You may apply for an RRO if your landlord has been accused or convicted of any of the following in Wales:
- Renting out a property without the required Rent Smart Wales licence or registration
- Unlawful eviction or harassment of tenants
- Failure to comply with improvement or prohibition notices
- Breach of licensing regulations while managing or controlling a property
Most commonly, RROs in Wales apply if your landlord hasn't registered or licensed the property with Rent Smart Wales, as required by law.
How to Apply for a Rent Repayment Order in Wales
Tenants can apply directly to the Residential Property Tribunal Wales. You do not need a court conviction to make an application, but you must provide evidence of your landlord’s offence (for example, evidence the property is unlicensed).
Official Form: RRO Application (Form RRO1)
- Form Name: Rent Repayment Order Application (Form RRO1)
- When and How to Use It: Use this form if you want to apply directly to the tribunal for a rent repayment order. For example, if you discover your landlord is not registered with Rent Smart Wales, you can complete Form RRO1 to claim up to 12 months’ rent back.
- Download Form RRO1 and application guidance from the Residential Property Tribunal Wales.
Action Steps:
- Gather evidence (e.g., tenancy agreement, rent payment records, proof that the landlord lacks a valid licence)
- Complete Form RRO1 with details of your tenancy and the landlord’s offence
- Submit the form and evidence to the Residential Property Tribunal Wales
- Attend a hearing if required—the tribunal will assess your application and may order your landlord to repay rent
What Happens After You Apply?
Once you’ve submitted your application, the tribunal will review the case. Your landlord will have a chance to respond and may need to provide evidence. If successful, the tribunal can order your landlord to repay up to 12 months’ rent that you paid while the property was not compliant with legal requirements.
Time Limits
Applications for a Rent Repayment Order must be made within 12 months of the offence occuring. Claims submitted after this period may not be accepted.
Your Rights and Protections
Pursuing an RRO should not affect your right to remain in your home. Landlords cannot evict you in retaliation for asserting your legal rights. If you feel pressured or threatened, seek advice from support agencies or local authorities promptly.
- What is the maximum amount I can claim with a Rent Repayment Order?
Tenants can claim back up to 12 months of rent paid during the period when the landlord was in breach of the law, for example, by operating without a licence. - Do I need my landlord to be convicted before applying for an RRO?
No, you can apply for a Rent Repayment Order without a prosecution or conviction. You only need to provide evidence that the landlord committed a relevant offence. - Will applying for an RRO affect my tenancy or cause eviction?
By law, your landlord cannot lawfully evict you just for making an application. If you feel threatened with eviction, contact your local authority or a renters’ advice service. - How long does it take for the tribunal to decide on an RRO application?
The timeline varies but expect a decision within several weeks to a few months—especially if a hearing is required. - What if my landlord refuses to pay after an order is made?
If the tribunal orders repayment and your landlord does not pay, you can ask the county court to enforce the order.
Need Help? Resources for Renters
- Rent Smart Wales: Check property licensing/registration status.
- Residential Property Tribunal Wales: Access forms and guidance or submit your RRO application.
- Welsh Government Renting Homes advice: Understand your rights under Welsh rental law.
- Shelter Cymru: Free advice and support on renting issues in Wales.
