How a Rent Repayment Order Works
What is a Rent Repayment Order?
You can apply for an RRO if your landlord has committed certain housing offences – for example, renting out an unlicensed property, carrying out an illegal eviction, or failing to comply with an improvement notice.
Who Can Apply?
Local authorities if housing benefit or Universal Credit covered the rent (they can reclaim what was paid out).
In some cases, both the tenant and the council can claim their share.
The Step-by-Step Process
1. Check if you're eligible
- Was your landlord required to have a licence (HMO, selective, or additional) but didn’t?
- Has your landlord carried out an illegal eviction, harassment, or breached housing law?
- If so, you may have grounds to apply.
2. Gather evidence
We’ll need proof such as:
- Tenancy agreement
- Proof of rent payments such as a bank statement
- Evidence of the landlord’s offence (e.g. confirmation from the council that no licence is in place).
- Any correspondence with your landlord.
3. Apply to the Tribunal
- Applications are made online or by post to the First-tier Tribunal (Property Chamber – Residential Property).
- There is a small fee to apply. (the solicitor pays this on your behalf)
- The solicitor sets out your claim, the period of rent you want repaid (up to 12 months), and include your evidence.
4. Tribunal hearing
- The Tribunal reviews the evidence and may hold a hearing (in person or remote).
- Both tenant (your solicitor) and landlord can present their side.
- The Tribunal has discretion to award between 0% and 100% of the rent claimed. This typically falls between 50% to 70%
5. Decision and repayment
- The Tribunal issues a formal Rent Repayment Order.
- The landlord is legally required to repay the amount to the tenant (or council).
- If they don’t pay, the order can be enforced through the courts like any other judgment.
How Much Can You Claim?
If your rent included household bills such as gas, electricity or water, the Tribunal will usually make a deduction to account for this – typically in the region of 15–25%.
The exact amount awarded depends on the circumstances of the case.
The Tribunal will look at the seriousness of the landlord’s offence, how the landlord has conducted themselves, and whether the tenant’s own behaviour contributed to the situation before deciding how much to award.
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Frequently Asked Questions
A Rent Repayment Order is a legal ruling made by a housing tribunal that forces your landlord to pay back up to 12 months’ rent if they’ve broken certain housing laws. You can apply whether you’re still living there or have already moved out.
You can apply if:
- You’re a private tenant or former tenant;
- The offence happened within the last 12 months;
- Your landlord committed a qualifying offence (like renting out an unlicensed property).
You don’t need a solicitor, but expert help can boost your chances of success.
The most common offences include:
- Renting a property without the right HMO or selective licence
- Illegal eviction or being locked out without proper notice
- Harassment or threats from your landlord
- Ignoring council improvement or safety notices
- Breaching banning orders or overcrowding rules
If you’re unsure, we can check for you.
You can claim up to 12 months’ rent, even if you paid via Housing Benefit or Universal Credit.
Tribunals often award 50% to 100% of the total rent, depending on the case details and landlord behaviour.
Not usually. RRO claims are handled by the First-tier Tribunal (Property Chamber), which is much less formal than a court. You may not need to attend in person, especially if you have someone helping you with your case.
Yes, they will be notified as part of the tribunal process. However, you have legal protection and your landlord cannot retaliate if the tenancy has ended. If you’re still living at the property, we’ll discuss safe options.
Yes – as long as the offence happened within the past 12 months, you can still claim, even if you’ve left the property.
It varies, but most claims are resolved within 3 to 6 months. We’ll keep you updated every step of the way.
Our expert panel of solicitors will manage the entire process for you, making it stress-free and simple. Once we have all of the correct information, you’ll be kept up to date until the day you get paid!
We offer a free initial check, and if your case qualifies, we work with housing specialists who can assist on a no-win, no-fee basis. That means you only pay if your claim is successful.
Just fill out this short form above. We’ll review your answers and get in touch to explain your options – no pressure, no obligations.