The government has recently updated its guidance for tenants on Rent Repayment Orders (RROs), alongside a wider set of updates published on 7 April 2026 as part of the rollout of the Renters’ Rights Act.
What is a Rent Repayment Order (RRO)?
A Rent Repayment Order allows a tenant (or local authority) to claim back rent where a landlord has committed certain housing-related offences. Awards can be significant, up to 24 months’ rent under the new regime.
Key Grounds for Rent Repayment Orders
Based on the latest government guidance for tenants, landlords should be aware that RROs may be sought where offences include:
1. Licensing offences
- Letting a property that requires a licence (e.g. HMO or selective licence) without having one
2. Illegal eviction or harassment
- Unlawfully evicting a tenant
- Harassing a tenant to force them to leave
3. Failure to comply with statutory notices
- Ignoring or breaching:
o Improvement notices
o Prohibition orders
4. Other housing-related offences
- Breaches linked to property standards or safety enforcement
These are the most common triggers highlighted in tenant-facing guidance, and applications are made via the First-tier Tribunal.
What’s Changing Under the Renters’ Rights Act
From May 2026, the Renters’ Rights Act significantly strengthens the RRO regime:
- Expanded list of offences that can trigger an RRO
- Wider liability, including superior landlords in some arrangements
- Higher financial exposure (up to 2 years’ rent repayment)
- Increased use as an enforcement tool by tenants and councils
The intention is clear: to make RROs a much more accessible and commonly used remedy for tenants.
Important: Government Guidance Updated (7 April 2026)
The government has updated multiple guidance documents for tenants on 7 April, including the RRO guidance.
These updates:
- Clearly explain tenant rights under the new legislation
- Encourage tenants to take action where landlords are non-compliant
- Reflect the new enforcement landscape under the Renters’ Rights Act
This means:
- Tenant awareness is increasing rapidly
- Claims and challenges are likely to rise
What Landlords Should Do Now
1. Review compliance urgently
Ensure you are fully compliant with:
- Licensing requirements
- Property standards
- Notices and enforcement actions
2. Stay informed
The government is actively updating guidance as the Act rolls out.
Landlords are strongly advised to sign up for GOV.UK updates so you receive changes as soon as they are published. A link to the email alerts can be found here https://housinghub.campaign.gov.uk/renting-is-changing/ along with the Government’s guide for landlords which we recommend every landlord should read.
3. Prepare for increased scrutiny
With:
- Greater tenant awareness
- Stronger enforcement powers
- New legal routes for tenants
RROs are expected to become far more common from 2026 onwards.
Support from EMPO
We will continue to:
- Monitor all government updates
- Interpret changes for landlords
- Provide clear, practical guidance as new rules come into force
We will ensure members are kept up to date with further changes or clarifications affecting landlords.