How to Apply for Help with Fees And File a Rent Repayment Order (RRO) in the UK

“Disclaimer:Tenant Support UK is not a law firm and does not provide regulated legal advice. All content on this website is for general informational purposes only, based on publicly available legal guidance and personal experience. If you need legal advice tailored to your situation, please consult a qualified solicitor or a trusted housing advice service.“

What Is a Rent Repayment Order (RRO)?

A Rent Repayment Order (RRO) is a legal tool that allows tenants (or sometimes councils) to reclaim up to 12 months’ worth of rent from a landlord who has committed certain housing offences.

It’s not about whether you paid rent on time.
It’s about whether your landlord broke the law.

No Money? Get Help With Fees! (Form EX160)

If you are struggling financially, you may not need to pay the full tribunal fee to apply for a Rent Repayment Order. The UK government offers a scheme called Help with Fees, which can cover some or all of your costs based on your income and savings.

You’ll need to complete Form EX160 (available online) and provide evidence of your income, benefits, or savings.
If you qualify, you can either have the fee reduced or fully waived.

Important:

Always apply for Help with Fees before you pay the fee, you’ll get a reference number you must include on your tribunal form.
If you submit your RRO application without the Help with Fees reference, you might have to pay the fee first or your case could be delayed.

You can find more information and apply directly here:
Help with Fees – GOV.UK

If you’re unsure, it’s worth applying, many tenants don’t realise they’re eligible for support that makes fighting for your rights even more accessible.

When Can You Apply for an RRO?

You can apply if your landlord committed one of these offences:

Running an unlicensed HMO (House in Multiple Occupation)
Failure to comply with an Improvement Notice (like ignoring council orders to fix hazards)
Illegal eviction or harassment
Breach of a banning order
Violent entry
Failure to comply with a Prohibition Order

(Under the Housing Act 2004 and Housing and Planning Act 2016.)

Step 1: Gather Your Evidence

Before you file anything, build your bundle:

Proof of rent paid (bank statements, receipts, tenancy agreements).
Proof of the landlord’s offence (council letters, HMO licence search, Improvement Notice, screenshots, police reports, etc.).
Communication evidence (emails, texts, letters showing the landlord’s refusal, threats, or illegal behavior).
Council confirmation if applicable (e.g., no HMO licence).

Remember:
Courts and tribunals love documents.
Facts, not feelings.

Step 2: Check Time Limits

You must file your RRO within 12 months of the offence happening.
For example:

If you lived in an unlicensed HMO between Jan–Dec 2024, you have until Dec 2025 to apply.

Always act fast, don’t give landlords an excuse.

Step 3: Apply to the Tribunal

You must apply to the First-tier Tribunal (Property Chamber) – Residential Property.
Use Form RRO1.

You can find it here:

Form RRO1 and Guidance — Gov.uk

You’ll need to:

Fill in basic details (your name, the landlord’s name, address of the property, dates of tenancy).
Explain clearly what law the landlord broke and when.
Attach your evidence.
State how much rent you are claiming (up to 12 months).
Pay the small application fee (usually around £100).

(Don’t worry — if you win, you can often claim your fee back.)

Step 4: Pre-hearing Preparation

Once the Tribunal accepts your application:

You may be asked to submit a witness statement.
You will receive directions (instructions) for preparing evidence bundles.
The landlord might defend themselves, claiming ignorance, mistakes, or technicalities.

Stay calm.
You have the evidence. Stick to the facts.

Step 5: The Hearing

You’ll attend a hearing (can be in person or remote by video).

At the hearing:

You’ll present your evidence and story simply and clearly.
The landlord will have a chance to respond.
The Tribunal will ask questions to both sides.

You don’t need a solicitor If your facts are strong, you can absolutely represent yourself.

The judge will look at:

How serious the offence was.
How long it lasted.
Whether the landlord behaved responsibly or irresponsibly.
Your rent payments.
Any bad behavior by either party.

Step 6: The Decision

After the hearing, the Tribunal will:

Make a decision (usually within a few weeks).
Tell the landlord how much rent they must repay you.

If the landlord doesn’t pay voluntarily,
→ you can enforce it like a court judgment (through County Court Bailiffs if needed).

Top Tips for Winning Your RRO:

Be Organized: Timeline + Rent Payments + Offence Evidence = unbeatable.
Stay Calm: Judges hate drama. Stick to facts.
Use Council Evidence: Improvement Notices, HMO Licensing records, very powerful.
Be Prepared to Challenge Lies: Landlords often try to deny the offence or downplay it. Stay professional.
Don’t Let Delay Tactics Scare You: They’ll try. Ignore. Push through.

Links:

Landlords are quick to collect rent.
They must also be ready to follow the law.

If they break it: