Stronger enforcement for rent repayment orders

What is a rent repayment order?

These legal orders help to ensure that landlords follow the rules by giving tenants and local authorities a direct route to reclaim rent when standards aren’t met. Since rent repayment orders (RROs) don’t rely on criminal prosecution, they are a relatively straightforward, practical enforcement tool.

If a tenant believes their landlord has committed an offence, they can apply to the First-Tier Tribunal, which will consider the available evidence and, if satisfied beyond any reasonable doubt, make an order.

The list of offences includes:

• Renting out a house of multiple occupation (HMO) without the required licence
• Illegally evicting or harassing the tenants – a criminal offence under the Protection from Eviction Act 1977  
• Failing to comply with a local authority’s request for repairs or safety improvements
• Breaking the rules for marketing a property (for example, reletting a flat within 12 months of using the possession grounds of moving in or selling)

How has the RRA changed rent repayment orders?

The Labour government created the Renters’ Rights Act to improve tenants’ legal rights and living conditions. As of the 1st of May, rent repayment orders are stronger and wider-ranging. Here are the key changes:

• Expanded liability for property owners: RROs now include superior landlords and company directors. Even if someone has instructed another landlord or managing agent to look after a property, they are still responsible for meeting housing standards – and may need to repay rent if an offence is committed.
• A longer application window: Tenants and local authorities have twice as long (24 months) to apply for an RRO after an offence has been committed, making it more likely they can organise a claim in time.
• Increased financial penalties: The maximum amount of rent has doubled, from 12 to 24 months’ rent, making the financial impact more severe.
• Worse penalties for landlords who offend again: If a landlord has previously committed a specific offence and does so again, they must repay the maximum RRO amount.

These changes apply to offences committed on or after the 1st of May 2026. For earlier offences, the Tribunal will apply the previous rules. 

How can tenants apply for an RRO?

The tenant or local housing authority needs to apply to the First-tier Tribunal (Property Chamber) using a Form RR01 on the government website. Note: there’s an application fee and the Tribunal process might involve legal costs. 

Final thoughts

As with other aspects of the Renters’ Rights Act, landlords must be careful to follow the new rules, not only to avoid financial penalties but to develop strong long-term relationships with their tenants. You can read more about the updated RROs – including a list of offence descriptions – on the government website.  And keep an eye on the Winkworth blog for further news and insights into the private rented sector.