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The time limit for a rent repayment order — South Kesteven claims
The clock
- Offences on or after 1 May 2026: apply within 2 years of the offence.
- Earlier offences: the old 12-month limit.
The subtlety is when the clock starts: for one-off offences (illegal eviction, violence for entry) it runs from the act. For continuing offences — managing an unlicensed HMO is one — the tribunal treats the offence as committed on each day of the unlicensed period, so the window runs from the end of the period, not its start. GOV.UK's guidance walks the same distinction.
Worked South Kesteven example
Unlicensed occupancy Sept 2024 – Jun 2026: the pre-May 2026 portion supports a 12-month-cap claim (window from June 2025 elements onward — take advice, it is the fiddliest zone), while any continuation past May 2026 sits in the new regime at the 24-month cap. Which regime applies.
Practical rule
Assume evidence decays faster than the deadline. Registers get reorganised, landlords dissolve companies, UC letters vanish from portals. Collect now: what to gather.
*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.
Reviewed by Sean McNamara against legislation.gov.uk, GOV.UK tribunal guidance and council registers. Last verified: 2026-09-04.