RHMORegister

The rent repayment order guide: how tenants reclaim rent from law-breaking landlords

An unlicensed house in multiple occupation is a criminal offence \u2014 and the law hands tenants a rarely-used weapon: the rent repayment order (RRO). A tribunal can order your landlord to repay up to two years' rent (for offences on or after 1 May 2026). Most tenants have never heard of it. Claims agencies know all about it, and routinely take 25\u201335% of the payout for filling in one form. This guide shows you the whole route yourself.

What a rent repayment order is

An RRO is an order by the First-tier Tribunal (Property Chamber) requiring a landlord (or a landlord's agent) to repay rent because they committed a specific criminal offence while the tenancy ran. It is not compensation for inconvenience; it is repayment of rent you actually paid, up to a statutory cap.

The offences that qualify

Ten RPO-qualifying offences exist. The main ones:

  • Unlicensed HMO \u2014 managing or controlling an HMO that needed a licence and had none (Housing Act 2004 s.72(1)). The core claim this site exists for.
  • Unlicensed house under selective licensing \u2014 letting a home in a selective licensing area without a licence (s.95(1)).
  • Failure to comply with an improvement notice (s.30(1)) or a prohibition order (s.32(1)).
  • Illegal eviction or harassment (Protection from Eviction Act 1977 s.1).
  • Violence to secure entry (Criminal Law Act 1977 s.6(1)).
  • Breach of a banning order (Housing and Planning Act 2016 s.21(1)).
  • Misuse of a possession ground and re-letting within 12 months of using the 'moving in' or 'selling' ground (Housing Act 1988 s.16J; Renters' Rights Act 2025 s.10).

Full list with evidence tips: the offences that qualify.

How much you can claim

For offences committed on or after 1 May 2026: up to 24 months of rent paid. For earlier offences: up to 12 months. The tribunal starts from the rent you actually paid, then subtracts:

  • Universal Credit housing payments paid to or for you;
  • any period utilities were included in the rent (the *Acheampong v Roman* line of cases);
  • anything already repaid through other routes.

The tribunal then adjusts for the landlord's conduct (s.44 Housing and Planning Act 2016): a landlord with prior convictions who ignored warnings sits at the top of the range; a landlord who licensed promptly after your report may see the award reduced. Details and worked examples: how much could I claim.

The regime changed on 1 May 2026 \u2014 check which side you're on

The Renters' Rights Act 2025 rewrote the RRO regime. The offence date controls everything:

| | Offence before 1 May 2026 | Offence on/after 1 May 2026 | |---|---|---| | Maximum | 12 months' rent | 24 months' rent | | Respondent | Immediate landlord only (*Rakusen v Jepsen* [2023] UKSC 9) | Immediate landlord; superior landlord may also be named | | Time limit | 12 months to apply | 2 years to apply | | Pre-action step | None statutory | Notice of intended proceedings + 28 days | | Fee | None | HMCTS application fee (section 10 of RRO1) |

Older claims run on the old rules \u2014 so an unlicensed period ending in early 2026 may still support a 12-month claim. Check both.

The application, step by step

  1. Verify the offence. Check your council's HMO register (start at the directory). Screenshot the no-result with the date visible.
  2. Notice of intended proceedings. Write to the landlord stating the offence, the evidence, and that you intend to apply \u2014 then wait 28 days (new regime).
  3. Identify the right respondent. Your tenancy agreement names the immediate landlord. Since 1 May 2026 you can add the superior landlord where the immediate one cannot pay.
  4. Complete Form RRO1 (download from GOV.UK) \u2014 parties, the offence, the period, the rent paid, deductions.
  5. File with the regional office and pay the fee (see where to file).
  6. Directions and bundle. The tribunal sets directions; you file your evidence as one paginated, bookmarked applicant bundle.
  7. Hearing or paper determination. Criminal standard of proof: you must prove the offence beyond reasonable doubt.

Where the pack fits

The Casewright RRO Pack (\u00a3149 flat) does the arithmetic (net rent, UC and utility deductions), pre-fills Form RRO1, and assembles the paginated FTT bundle \u2014 the step where DIY claims most often fail on formatting. Flat fee, no share of your award. Claims agencies charging 30% on a \u00a320,000 house-share claim take \u00a37,200 for the same work.

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

Ready to claim? The Casewright RRO Pack helps you calculate 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. Flat £149 — no 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.