A rent repayment order (RRO) is a First-tier Tribunal order that makes a landlord in England pay back rent when they have committed certain offences, such as illegal eviction or running an unlicensed HMO. For offences on or after 1 May 2026, you can claim up to two years’ rent and you have two years from the offence to apply.
This guide covers England only. Wales, Scotland and Northern Ireland have different systems.
What a rent repayment order is
An RRO is a civil claim. You apply to the First-tier Tribunal (Property Chamber), and if it agrees your landlord committed a qualifying offence, it can order them to repay rent you paid while the offence was happening.
- Your landlord does not need to have been convicted. The tribunal must be satisfied beyond reasonable doubt that the offence happened.
- The order can be made against your landlord, including a superior landlord, whoever you paid rent to.
- A council can also apply, to recover housing benefit or the housing element of Universal Credit.
Which offences qualify
Shelter lists ten offences for which an RRO can be made in England:
- Illegal eviction or harassment
- Offences relating to unlicensed HMOs
- Offences relating to unlicensed houses (selective licensing)
- Using or threatening violence to get into a property
- Failing to comply with an improvement notice
- Failing to comply with a prohibition order
- Breaching a banning order
- Knowingly or recklessly misusing a possession ground
- Breaching the rules on letting or marketing a property
- Continuing breaches of tenancy reform requirements
The last three were added by the Renters’ Rights Act 2025. Taking an illegal fee or failing to protect a deposit are not on this list on their own. Those have their own routes, covered in our guides on checking your deposit is protected and rent in advance.
How much you can claim and the time limit
| When the offence happened | Maximum award | Deadline to apply |
|---|---|---|
| On or after 1 May 2026 | Up to 2 years’ rent | Within 2 years of the offence |
| Before 1 May 2026 | Up to 12 months’ rent | Within 12 months of the offence |
The award is capped at the rent you paid during the period the offence was being committed. If an offence straddles 1 May 2026, each part is judged under the law that applied at the time.
The tribunal can award less than the maximum. It looks at the landlord’s conduct and finances, how serious the offence was, and your own conduct, such as unpaid rent. If the landlord has already been convicted of the offence or given a financial penalty for it, the tribunal must award the maximum.
If part of your rent was paid by Universal Credit or housing benefit, you can claim the part you paid yourself. The council can claim the rest.
How to apply to the tribunal
- Gather evidence. Your tenancy agreement, proof of every rent payment (bank statements), and evidence of the offence. For licensing offences, your council can usually confirm whether the property was licensed.
- Talk to your council. Councils have powers to help tenants apply, including giving advice or running the case for you.
- Fill in form RRO1. It is on GOV.UK and is used by tenants and councils. You send it to the First-tier Tribunal (Property Chamber).
- Pay the fees. There is an application fee, and a further fee if there is a hearing. Check the current amounts on GOV.UK before you apply. You may qualify for help with fees. If you win, you can ask to recover your fees from the landlord.
Tenants do not have to send the landlord a notice of intended proceedings first. That step applies only to councils.
Worked example (fictional)
Priya rents a room in a shared house in England for £1,150 a month. The council confirms the house needed an HMO licence and had none from 1 May 2026 to 30 September 2026, when the landlord applied for one. Priya paid all her rent herself.
| Item | Figure |
|---|---|
| Months the offence ran | 5 |
| Monthly rent paid | £1,150 |
| Maximum RRO (5 × £1,150) | £5,750 |
Priya’s maximum is £5,750, not two years’ rent (£27,600), because the award is limited to rent paid while the offence was happening. The tribunal may award less, unless the landlord has already been convicted or fined for it. She must apply within two years of the offence, and applying soon keeps the most months in play.
What to do next
- Check whether your property needed a licence by contacting your council’s private housing team.
- Keep every rent receipt and bank statement.
- Get advice from Shelter or Citizens Advice before you apply.
- Use the tenancy deposit calculator to check whether the deposit you were asked for was within the legal cap.
Related: Can a landlord refuse tenants with children?
Sources
- Shelter Legal England: Rent repayment orders, checked 4 October 2026
- GOV.UK: Rent repayment orders, guidance for local authorities, checked 4 October 2026
- GOV.UK: Apply for a rent repayment order (form RRO1), checked 4 October 2026
- legislation.gov.uk: First-tier Tribunal (Property Chamber) Fees Order 2013, Schedule 1, checked 4 October 2026
This guide is general information, not legal or financial advice. Report a possible error.