What is a rent repayment order?
A rent repayment order requires a landlord to repay rent to a tenant, or to the council where housing benefit or Universal Credit was paid, because the landlord committed certain offences, such as letting an unlicensed HMO or illegal eviction. The Renters' Rights Act 2025 extended them and raised the maximum to two years' rent.
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Key facts at a glance
| Item | Detail |
|---|---|
| Law | Housing and Planning Act 2016, extended by the Renters' Rights Act 2025 |
| Decided by | The First-tier Tribunal (Property Chamber) |
| Maximum | Up to two years' rent |
| Who can apply | Tenants, or the council |
| Typical offences | Unlicensed HMO or selective licence property, illegal eviction or harassment, failing to comply with an improvement notice, breaching a banning order, misusing possession grounds |
| Criminal conviction needed? | No; the tribunal must be satisfied beyond reasonable doubt that the offence was committed |
How Rent Repayment Orders Work
An RRO is a civil remedy designed to take away the financial benefit of breaking housing law. A tenant applies to the First-tier Tribunal within the time limit, and the tribunal decides how much of the rent paid during the offence period should be repaid, taking into account the seriousness of the offence and the landlord's conduct. Claims management firms and tenant unions actively pursue RROs, particularly for unlicensed HMOs.
RROs and Selling
- A past period without a required licence can expose the landlord at the time to an RRO claim even after sale, so the liability usually stays with the seller.
- Buyers will still ask about licensing history and any claims, and may want an indemnity.
- The Renters' Rights Act allows orders against superior landlords in some cases, such as owners who let to a rent-to-rent operator.
Official Sources and Further Reading
- GOV.UK: Rent repayment orders under the Housing and Planning Act 2016
- GOV.UK: Guide to the Renters' Rights Act
General information for landlords in England, checked against official sources in October 2026. It is not tax, legal or financial advice: speak to a qualified accountant or solicitor about your own circumstances.
Frequently Asked Questions
A rent repayment order requires a landlord to repay rent to a tenant, or to the council where housing benefit or Universal Credit was paid, because the landlord committed certain offences, such as letting an unlicensed HMO or illegal eviction. The Renters' Rights Act 2025 extended them and raised the maximum to two years' rent.
Up to two years' rent, following the changes made by the Renters' Rights Act 2025.
No. The tribunal must be satisfied beyond reasonable doubt that the offence was committed, but there need not be a conviction.
Yes. Letting an HMO that required a licence without one is one of the most common grounds for an RRO.
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