The notice of intended proceedings — the 28-day step before a Oadby and Wigston RRO claim

Why the notice exists

The Renters' Rights Act regime made the pre-action notice a formal step: warn the landlord, give them 28 days to settle, then apply. It costs one letter and often produces exactly that — a landlord who checks the register, sees the exposure (up to 24 months' rent, civil penalties on top), and prefers settling.

What the notice must say

• The property and your tenancy period.
• The offence alleged, with the statute (e.g. "managing an unlicensed HMO contrary to Housing Act 2004 s.72(1)").
• The offence period (dates).
• The rent you paid in that period and the amount you seek.
• That you will apply to the First-tier Tribunal (Property Chamber) if the matter is unresolved in 28 days.
• Enclose copies of your key evidence: the register screenshot, tenancy, payment schedule.

Service that counts

Send to the respondent's address for service (the tenancy agreement usually names one; companies: registered office). Use a method with proof — tracked post or email with delivery receipt. Keep everything: the 28-day clock is your burden to evidence.

The three possible replies

1. Silence — proceed on day 29: the application.
2. Dispute — they argue the facts; that's a preview of the defence; tighten evidence and proceed.
3. Settlement feelers — agree a number in writing, both sides walk away, no tribunal. Get the payment before withdrawing anything.

For offences before 1 May 2026 the notice is not statutory — send one anyway; it organises the claim. Template arithmetic and the deductions schedule: how much could I claim.

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

Ready to claim? The EvidenceCanvas RRO engine calculates the rent to reclaim (including Universal Credit and utility deductions), complete Form RRO1, and compile a bookmarked, searchable First-tier Tribunal applicant bundle. It is not a law firm and does not give legal advice. Priced per artifact — typical 5–6 Action Credits, about £22–£27 — not a percentage of your award.

See the RRO claim toolkit

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