RHMORegister

The Renters' Rights Act 2025: what changed for rent repayment orders

The Renters' Rights Act 2025 rewired the RRO regime for offences committed on or after 1 May 2026. GOV.UK's guidance (updated 1 May 2026) confirms the changes:

The five changes that matter

  1. The cap doubled. 12 months' rent became 24 months'.
  2. The respondent rule softened. *Rakusen v Jepsen* [2023] UKSC 9 confined claims to the immediate landlord. Under the new regime the superior landlord can also be named where the immediate landlord cannot or will not pay, or where both committed the offence. GOV.UK now tells tenants directly they may name the superior landlord.
  3. A pre-action notice. A notice of intended proceedings, then 28 days, before applying.
  4. A longer window. Applications within 2 years of the offence.
  5. An application fee. Payable to HMCTS, amount in section 10 of RRO1; means-tested remissions apply.

Which regime applies to you?

The offence date — not the application date — decides. An unlicensed period that ended in March 2026 is an old-regime offence (12-month cap, immediate landlord only). One that started in June 2026 is new-regime (24 months, superior landlord possible). A tenancy spanning the boundary can produce a claim under both — and a single application covering the newer period at the higher cap.

What did not change

The criminal standard of proof, the qualifying offences (now ten — the Act added two possession-abuse grounds), the tribunal’s s.44 conduct adjustment, and the UC/utility deductions.

*Reviewed by Sean McNamara against GOV.UK guidance of 1 May 2026 and legislation.gov.uk. Last verified 2026-09-04.*

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Reviewed by Sean McNamara against legislation.gov.uk, GOV.UK tribunal guidance and council registers. Last verified: 2026-09-04.