Mon 17 Aug. 2026
A Rent Repayment Order (RRO) can allow a tenant to recover a substantial amount of rent where their landlord has committed certain housing offences. Since 1 May 2026, the maximum potential award for offences committed under the new regime has increased from 12 months to 24 months’ rent. But “up to 24 months” does not mean every successful tenant gets 24 months.
What is a Rent Repayment Order (RRO)?
An RRO is an order made by the First-tier Tribunal (Property Chamber) requiring a landlord to repay rent to a tenant where the landlord has committed an offence covered by the RRO legislation. Depending on the circumstances, relevant offences can include things such as:
Licensing Failures
No HMO license
Missing selective license
Eviction & Harassment
Landlord harassing tenants
Fake eviction claim
Forced out illegally
Ignoring Council Orders
Safety order ignored
Banned landlord renting
Council notice ignored
Regulatory System Breaches
Skipping mandatory ombudsman
Database registration failure
Unpaid financial penalties
Physical Violence
Forced physical entry
The important point is that an RRO is not simply a claim for compensation because your landlord broke a tenancy rule. You generally need to establish that a specific RRO-qualifying offence was committed.
So, can you actually get 24 months’ rent? Potentially, YES, but it is a maximum, not an automatic entitlement. For offences committed on or after 1 May 2026, the new rules allow an RRO to cover up to two years' rent in qualifying circumstances. Offences committed entirely before 1 May 2026 remain subject to the previous rules, including the previous 12-month maximum. The Tribunal will determine the amount based on the circumstances of the case. Factors can include the conduct of the landlord and tenant and other matters specified by the legislation. So a tenant claiming £24,000 because they paid £1,000 a month should not assume that £24,000 is what they will receive.
Pre-Court Action Failed? Understanding the Tribunal
If your landlord refuses to pay or disputes your claim, you may be able to take the matter to the First-tier Tribunal (Property Chamber). The First-tier Tribunal is a specialist forum for property disputes, including Rent Repayment Orders (RROs). It is generally less formal than the County Court, and tenants can bring an RRO claim without necessarily having a solicitor. You will need to submit your application and evidence, respond to the landlord's case, and potentially attend a hearing. The Tribunal then decides whether an RRO should be made and, if so, how much should be repaid. Its important to keep in mind that An RRO claim is normally dealt with by the Tribunal, not the County Court. The County Court may become relevant later if the landlord doesn't pay an RRO that has been made and you need to take enforcement action, but only the Tribunal can give a judgement regarding your RRO claim.
What should you expect when making an RRO claim?
An RRO is a tribunal case, not an instant refund. You should expect to:
Identify the qualifying offence and establish that it applies to your circumstances.
Collect evidence, such as your tenancy agreement, rent payments, council correspondence, licensing records, messages and other relevant documents.
Submit an RRO application to the First-tier Tribunal using the RRO1 process.
Follow the Tribunal's directions and prepare your evidence bundle.
Respond to the landlord's evidence and arguments.
Potentially attend a hearing and explain your case.
The landlord can defend the claim, dispute the offence, challenge the period claimed, or argue that the amount sought is excessive. A successful RRO could potentially be worth a significant amount, but eligibility, evidence, the offence involved, the dates, and the Tribunal's assessment of the award all matter. And there are important time limits. Under the new regime, tenants generally have two years from the date the offence was committed to apply, although transitional rules mean that the position can be different for offences committed before 1 May 2026.
This information is for general guidance and is not legal advice. The rules can differ depending on where your property is located and the circumstances of your tenancy.
Calculate How Much Your Potential RRO Claim Can Be Worth
Can I claim rent back if my landlord never told me the property needed an HMO licence?
Potentially. A landlord's failure to tell you about licensing requirements does not prevent an RRO. What matters is whether the property was legally required to be licensed, whether the relevant offence was committed, and whether the other RRO requirements are satisfied.
Can I make an RRO claim against my letting agent as well as my landlord?
Sometimes. The legislation can allow an RRO to be made against a person who committed the relevant offence, which can include certain agents depending on their involvement. It should not be assumed that every letting agent is automatically liable.
Can I claim an RRO if my landlord says they didn't know the property was unlicensed?
A landlord's lack of knowledge does not necessarily defeat an RRO claim. Whether knowledge or other circumstances matter will depend on the particular offence and the evidence.
Can my landlord counterclaim against me during an RRO?
A landlord can raise arguments and evidence in response to your application, including matters that may affect the amount awarded. However, an RRO is not simply a normal damages claim where the landlord can automatically deduct every alleged loss from the tenant's award.
Does paying rent in cash stop me from making an RRO claim?
No. Cash payments do not automatically prevent an RRO claim. However, you may need other evidence to establish how much rent you actually paid and the period for which it was paid.