What is a Rent Repayment Order and who can apply for one in England?
A Rent Repayment Order (RRO) is an order made by the First-tier Tribunal (Property Chamber) requiring a landlord to repay rent to a tenant or the local housing authority. Under the Housing and Planning Act 2016, tenants and local councils can apply for an RRO where a landlord has committed certain housing offences.
What landlord offences make me eligible to apply for a Rent Repayment Order?
You can apply for an RRO if your landlord committed one of the following offences: letting a property that requires an HMO licence without one; letting a property subject to a selective or additional licencing scheme without the required licence; failing to comply with an improvement notice or prohibition order; engaging in illegal eviction; using unlawful violence to secure entry; and breaching a banning order.
How long do I have to apply for a Rent Repayment Order?
You must apply to the First-tier Tribunal within 12 months of the landlord's offence. The 12-month window runs from the date on which the offence was committed — not from the date of conviction. In some cases where the offence was ongoing, the window runs from the last date on which the offence was committed.
How much can I recover in a Rent Repayment Order?
The tribunal can award up to 12 months of rent paid during the period of the offence. The tribunal has discretion and considers factors including the nature of the offence, the conduct of both parties, and the landlord's financial circumstances. Awards of the full 12 months are common where the offence was serious and deliberate.
How do I apply for a Rent Repayment Order at the First-tier Tribunal?
Apply online at GOV.UK (search for 'apply for a rent repayment order') or using Form RRO1 which you can download and post. You must pay an application fee, which is currently £100 for tenant applications. The tribunal will notify the landlord and set a hearing date. You do not need a solicitor and can represent yourself at the hearing.
What evidence do I need to support a Rent Repayment Order application?
You need evidence of the rent you paid — bank statements, rent receipts, or a tenancy agreement with rent amounts. You also need evidence of the landlord's offence, such as a council enforcement notice confirming no licence was in place, local authority records of the unlicensed HMO, or evidence of illegal eviction. A conviction for the offence is not required for a successful RRO application.
Can multiple tenants apply together for a Rent Repayment Order?
Yes. Multiple tenants in the same property can make a joint application to the tribunal. This is particularly useful for HMO tenants who all paid rent during the period of the offence. Joint applications are treated together and each tenant's rent payment period is calculated individually.
Can a landlord appeal a Rent Repayment Order?
A landlord can appeal a First-tier Tribunal decision on a point of law to the Upper Tribunal (Lands Chamber). They cannot appeal simply because they disagree with the factual findings. Permission to appeal is required and is rarely granted unless there is a genuine arguable point of law. In practice, most RRO decisions are final.
Does any part of the Rent Repayment Order process require a solicitor?
No. The RRO process at the First-tier Tribunal is specifically designed to be accessible to tenants without legal representation. The tribunal panel includes a legally qualified judge and is informal compared to court proceedings. Tribunal staff can provide procedural guidance. Many RRO applicants succeed without any legal help.
How does uplaw.ai help with Rent Repayment Orders in England?
Tell us about your tenancy, what offence your landlord committed, and how much rent you paid during the offence period. We help you assess your eligibility, gather the right evidence, and prepare your RRO application to the First-tier Tribunal without a solicitor.
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