Rent Repayment Orders: How Tenants Can Reclaim Up to 24 Months' Rent

A rent repayment order is one of the most powerful remedies available to private renters in England. If your landlord has committed certain housing offences, a tribunal can order them to repay you up to 24 months’ rent – money that goes directly to you, the tenant. For renters who have paid thousands of pounds to a landlord who broke the law, an RRO can mean a substantial sum recovered.

This pillar guide explains everything you need to know: what a rent repayment order is, which offences trigger one, how much you can claim, how to make a rent repayment order application, the evidence you need, the time limit, and how recent reforms have strengthened the regime.

What is a rent repayment order?

A rent repayment order is a decision by the First-tier Tribunal (Property Chamber) requiring a landlord to repay rent to a tenant (or to the local council, where housing benefit or universal credit paid the rent). It is designed to penalise landlords who commit specific housing offences and to put money back in the pockets of tenants affected by them.

The legal basis for RROs is the Housing and Planning Act 2016. The key point for tenants is that you do not need the landlord to have been convicted in a criminal court first. The tribunal can make a rent repayment order if it is satisfied, to the criminal standard (beyond reasonable doubt), that the landlord committed a qualifying offence.

The offences that trigger a rent repayment order

Not every landlord failing leads to an RRO. The order is reserved for specific offences, including:

Operating an unlicensed HMO. A house in multiple occupation (HMO) that should be licensed but is not is one of the most common triggers for a rent repayment order against a landlord.
Operating an unlicensed property. In areas with selective licensing, a landlord renting out a property without the required licence may commit an offence.
Failure to comply with an improvement notice. If the council serves a notice requiring the landlord to fix a serious hazard and the landlord ignores it, that can qualify.
Illegal eviction or harassment. Forcing a tenant out without the proper legal process, or harassing them to leave, is a serious offence that can support an RRO.
Breach of a banning order. Renting out property while subject to a banning order is an offence.
Using violence to secure entry. Certain offences under the Protection from Eviction Act and related legislation can also qualify.

If any of these describe your landlord’s conduct, you may have grounds for a rent repayment order claim.

How much can you claim?

A tenant can claim up to 24 months’ rent. This is one of the most significant changes brought in by the Renters’ Rights Act 2026: from 1 May 2026 the maximum rent repayment order doubled from 12 months to 24 months’ rent (capped at the rent actually paid). The exact amount the tribunal awards depends on the circumstances, including the seriousness of the offence, the landlord’s conduct, and whether the landlord has any previous convictions or penalties. The tribunal will also consider the landlord’s financial circumstances and the tenant’s own conduct.

To illustrate how the figures can add up, the table below shows the maximum potential claim at different monthly rents.

Monthly rent	Up to 24 months’ rent
£800	£19,200
£1,200	£28,800
£1,800	£43,200
£2,500	£60,000

These are maximums, not guarantees – but they show why an RRO can be one of the most valuable remedies a tenant can pursue.

Where you apply: the First-tier Tribunal (Property Chamber)

A rent repayment order application is made to the First-tier Tribunal (Property Chamber). This is a specialist tribunal that deals with property disputes. It is less formal than a court, but the process still requires careful preparation and a clear, well-evidenced case. You complete an application form, pay a fee (which the tribunal can order the landlord to refund if you succeed), and set out the offence and the rent you are claiming.

Because the tribunal must be satisfied of the offence to the criminal standard, presenting your case well matters enormously. This is where a rent repayment order solicitor can make a real difference, helping you gather the right evidence and present it persuasively.

The evidence you need

Strong rent repayment order evidence is the backbone of a successful claim. Depending on the offence, you may need:

Your tenancy agreement and any documents showing the terms of your tenancy.
Proof of rent paid – bank statements, standing order records, receipts, or rent statements covering the period you are claiming.
Evidence of the offence. For an unlicensed HMO or property, this might include licensing records (or the absence of a licence), photographs, and details of who else lived in the property. For illegal eviction or harassment, it could include correspondence, messages, witness statements, and a record of events.
Council records. Where the council served an improvement notice or took enforcement action, those documents can be powerful evidence.
Correspondence with the landlord showing the timeline and the landlord’s awareness.

The more contemporaneous and documented your evidence, the stronger your case. Keeping records as events happen – dates, messages, photographs – pays off later.

The rent repayment order time limit

There is a strict rent repayment order time limit, and the Renters’ Rights Act extended it. For offences committed on or after 1 May 2026 an application must be made within two years of the offence, up from the previous 12 months. Where the offence is ongoing, the relevant period is the two years ending with the application. Miss the deadline and the right to claim is lost, so it is worth checking your dates early.

Two years is still far shorter than the six-year window for a tenancy deposit claim, which is why rent repayment orders are time-sensitive and worth investigating quickly.

The same reforms also widened who can be pursued. Following the Supreme Court decision in Rakusen v Jepsen, a rent repayment order could only be made against your immediate landlord. That has been reversed, so an order can now be made against a superior landlord as well. Rent-to-rent arrangements, where a company sits between you and the property owner, no longer shield the owner from liability.

How a rent repayment order claim usually proceeds

Assessment. A solicitor reviews your situation to identify whether a qualifying offence has been committed and whether you are within the time limit.
Gathering evidence. You and your solicitor assemble the documents and records needed to prove the offence and the rent paid.
Application. The application is submitted to the First-tier Tribunal (Property Chamber), setting out the offence and the amount claimed.
Landlord’s response. The landlord is given the chance to respond and put forward any defence.
Hearing. The tribunal considers the evidence from both sides. Many cases are decided at a hearing, though some can be resolved on paper.
Decision and payment. If the tribunal makes the order, the landlord is required to repay the rent within a set period.

How the Renters’ Rights Act 2026 strengthened RROs

The Renters’ Rights Act 2026, in force from 1 May 2026, significantly strengthened the rent repayment order regime. The headline changes for tenants are:

The maximum doubled. The most a tribunal can order rose from 12 months’ rent to 24 months’ rent (capped at the rent you actually paid) – so the potential recovery is far larger than under the old rules.
Claims against superior landlords. An RRO can now be made against a superior landlord (for example, the head landlord behind a rent-to-rent arrangement), not only your immediate landlord, where they committed an offence.
Repeat offenders pay the maximum. A landlord who has already faced enforcement for an offence and commits it again can be required to pay the maximum order – a deliberate crackdown on persistent rule-breakers.

The broad direction of travel is clear: the law has been made more, not less, favourable to tenants seeking to hold rogue landlords to account. Because the detail of the reforms continues to be applied in practice, it is best to take advice on how the current rules apply to your specific situation.

Can I claim both a rent repayment order and deposit compensation?

Potentially, yes – they are separate remedies addressing separate failings. A landlord who, for example, operated an unlicensed HMO and also failed to protect your deposit may be exposed to both an RRO and a deposit penalty. We always look at the full picture to identify every remedy available to you. For related guidance, see our pillar resources on tenant remedies and enforcement and licensing and HMO obligations.

Why use a rent repayment order solicitor

RRO claims reward preparation. The tribunal must be satisfied of the offence to a high standard, the time limit is short, and landlords often defend robustly. A specialist rent repayment order solicitor can assess the strength of your case, gather and present the evidence, handle the tribunal process, and give you the best chance of recovering the maximum the law allows. At Cook Legal we work on a no-win-no-fee basis, with our success fee capped at 25% of what we recover, so you can pursue a claim without upfront cost.

Frequently asked questions

Do I need my landlord to be convicted before I can apply?

No. The tribunal can make a rent repayment order if it is satisfied the offence was committed, even without a prior criminal conviction. The standard of proof is high, but a conviction is not a prerequisite.

How long do I have to make a rent repayment order application?

Generally 12 months from the date the offence was committed, or from the end of the offence if it was ongoing. Because the time limit is short, it is important to act quickly.

How much will I get?

Up to 24 months’ rent (the maximum was doubled from 12 months by the Renters’ Rights Act 2026), with the exact amount decided by the tribunal based on the seriousness of the offence, the landlord’s conduct and history, and other relevant factors.

What if I have already moved out?

You may still be able to apply, provided you are within the 12-month time limit and the offence was committed during your tenancy. A solicitor can confirm whether you are still in time.

Does the rent repayment order go to me or the council?

If you paid the rent yourself, the order is made in your favour. If housing benefit or the housing element of universal credit paid the rent, that portion is generally repaid to the council.

Think your landlord may have committed a qualifying offence? Speak to Cook Legal Solicitors for a free check of your situation. Call 0151 665 0320 – no-win-no-fee, no upfront cost.

This article is general information, not legal advice. For advice on your own situation, contact Cook Legal Solicitors for a free deposit check.

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Rent Repayment Orders: How Tenants Can Reclaim Up to 24 Months’ Rent