Rent repayment orders: what landlords in England need to know
A tribunal can order a landlord to pay back up to two years' rent for some offences, such as an unlicensed HMO or an illegal eviction. Who can apply, the offences, and how to stay clear.
In short: A rent repayment order makes a landlord pay back rent when they have committed certain offences, such as letting an unlicensed HMO or evicting a tenant illegally. Since 1 May 2026 the maximum is 24 months' rent, and orders can be made against superior landlords and company directors. A tenant or the council applies to the First-tier Tribunal.
Licensing and registrationThe Renters’ Rights ActFor tenants
England. Checked against the law on 9 November 2026. Information, not legal advice.
What a rent repayment order is
A rent repayment order (RRO) is made by the First-tier Tribunal (Property Chamber). It orders a landlord to pay back rent to the tenant, or to the council when housing benefit or Universal Credit paid the rent. It sits in the Housing and Planning Act 2016, as amended by the Renters' Rights Act 2025.
What changed on 1 May 2026
- The most a tribunal can order went up from 12 to 24 months' rent.
- Orders can be made against superior landlords (for example, the owner when a company or another person sublets) and company directors.
- A landlord who has already faced action for an offence and does it again must repay the maximum.
- More offences were added, including knowingly or recklessly misusing a possession ground.
The offences
An RRO can follow these offences, among others:
- using or threatening violence to get into the home;
- illegal eviction or harassment of a tenant;
- not complying with an improvement notice or a prohibition order;
- letting an HMO or a home in a licensing area without the licence it needs;
- breaching a banning order;
- the offences the Renters' Rights Act added, such as misusing a possession ground.
The tribunal needs to be sure, beyond reasonable doubt, that the offence happened. A conviction is not needed first.
Who can apply, and when
The tenant can apply for an offence committed in the 12 months before they apply. The council can apply too, and must consider doing so in some cases. A landlord can argue they had a reasonable excuse, for example that they had applied for the licence.
How to stay clear
- Check whether the home needs an HMO, additional or selective licence before you let it, and keep it renewed.
- Never change the locks, cut off the gas or electricity, or pressure a tenant to leave. Use the legal route: a section 8 notice and a court order.
- Act on an improvement notice by the date it gives.
- Use a possession ground only when it is true (for example, really selling or moving in).
This guide is general guidance for England, not legal advice. If you have received an application, speak to a solicitor.
Where this comes from
Questions landlords ask
How much rent can a rent repayment order be?
Up to 24 months' rent since 1 May 2026 (it was 12). A repeat offender must repay the maximum.
Can a tenant get a rent repayment order without a conviction?
Yes. The tribunal decides itself whether the offence happened, to the criminal standard of proof.
Does a rent repayment order apply to an unlicensed HMO?
Yes. Letting an HMO or a home in a selective licensing area without the licence it needs is one of the offences.
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Templates, terms and news on this
Glossary
Rent repayment order (RRO)
An order of the First-tier Tribunal that a landlord repay rent to a tenant, or benefits to the council, because the landlord committed certain housing offences.
Glossary
Civil penalty
A fine a council can impose on a landlord or agent instead of prosecuting, for breaches of housing law such as letting an unlicensed HMO or ignoring an improvement notice.
Glossary
Private Rented Sector Database (PRS Database)
The national register every private landlord in England, and each home they let, must join. It opens by region from 15 December 2026; all by 14 November 2027.
Glossary
Private Rented Sector Landlord Ombudsman
A new ombudsman every private landlord in England will have to join, so tenants can have complaints settled for free. Membership is expected to become compulsory in 2028.
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