RHMORegister

How to Complete Form RRO1: Step-by-Step First-tier Tribunal Guide

Applying for a Rent Repayment Order (RRO) requires submitting Form RRO1 to the First-tier Tribunal (Property Chamber). Under Chapter 4 of Part 2 of the Housing and Planning Act 2016 (as amended by Section 10 of the Renters' Rights Act 2025), tenants can reclaim up to 12 months of rent (doubled to 24 months for offences committed on or after 1 May 2026).

A single clerical defect on Form RRO1—such as naming a property manager rather than the landlord entity or miscalculating Universal Credit deductions—can trigger a jurisdictional strike-out. This step-by-step statutory walkthrough details how to draft every section of Form RRO1 with judicial precision.

The Statutory Grounds: Section 40 Housing and Planning Act 2016

Before drafting, identify the exact qualifying offence committed by your landlord under the Table in Section 40(3) Housing and Planning Act 2016:

| Qualifying Offence | Primary Legislation | Standard of Proof | Maximum Quantum | |---|---|---|---| | Unlicensed HMO | Housing Act 2004, s.72(1) | Beyond Reasonable Doubt | 12 or 24 months' rent | | Unlicensed Selective Property | Housing Act 2004, s.95(1) | Beyond Reasonable Doubt | 12 or 24 months' rent | | Breach of Improvement Notice | Housing Act 2004, s.30(1) | Beyond Reasonable Doubt | 12 or 24 months' rent | | Breach of Prohibition Order | Housing Act 2004, s.32(1) | Beyond Reasonable Doubt | 12 or 24 months' rent | | Illegal Eviction or Harassment | Protection from Eviction Act 1977, s.1 | Beyond Reasonable Doubt | 12 or 24 months' rent | | Violence for Securing Entry | Criminal Law Act 1977, s.6(1) | Beyond Reasonable Doubt | 12 or 24 months' rent |

Form RRO1 Section-by-Section Drafting Protocol

Section 1: The Applicant(s)

  • Single vs Joint Applications: If multiple flatmates in an unlicensed HMO are claiming together, list all applicants in Section 1. Electing a single Lead Applicant streamlines tribunal correspondence and hearing management.
  • Contact Coordinates: Provide active email addresses. First-tier Tribunal administration operates almost exclusively via electronic service.

Section 2: The Respondent(s) (The Critical Party Step)

- For offences occurring *prior to 1 May 2026*, the Supreme Court in ***Rakusen v Jepsen* [2023] UKSC 9** confirmed that an RRO can *only* be made against your immediate landlord (the direct contractual party named on your tenancy agreement). Naming the ultimate property owner or freeholder will result in an immediate strike-out. - For offences occurring *on or after 1 May 2026*, the Renters' Rights Act 2025 permits claims against both immediate and superior landlords.

  • Immediate vs Superior Landlords:
  • Corporate Landlords: If your landlord is a limited company, verify their registered office address and company number on Companies House. Never serve an individual director at their private address unless they are named personally on the tenancy agreement.
  • Letting Agents: Do NOT name the letting agency as the Respondent unless the agency is specifically named as the Landlord on the face of the contract.

Section 3: The Property

  • State the full postal address including flat number or room number.
  • Identify the Local Housing Authority (e.g. Birmingham City Council, London Borough of Camden, Manchester City Council).

Section 4: Grounds of Application

> "The Subject Property was occupied by [Number] individuals forming [Number] separate households sharing bathroom and cooking amenities, constituting a mandatory licensable House in Multiple Occupation under Section 254 and Section 55(2)(a) Housing Act 2004. At all material times between [Date] and [Date], no HMO licence had been granted by [Council Name], nor was any valid application for a licence or temporary exemption notice outstanding under Section 72(4)."

  • Tick the box corresponding to the offence (predominantly *Section 72(1) Housing Act 2004 - control or management of an unlicensed HMO*).
  • In the accompanying narrative box, provide a concise statutory summary:

Section 5: The Tenancy and Rent

  • State the exact tenancy start date, expiration date (or periodic continuation), and monthly contract rent.
  • Attach a true copy of the Tenancy Agreement as Exhibit A1.

Section 6: Calculation of the Amount Claimed

Under Section 44 Housing and Planning Act 2016, you cannot simply claim your gross contract rent if statutory deductions apply:

  1. Gross Rent Paid: Sum total of all rent payments actually transferred to the landlord during the unlicensed period.
  2. Universal Credit / Housing Benefit Deductions: Under Section 44(3)(a), deduct all housing support payments paid by the DWP or council. You can only recover rent you paid from your own private resources.
  3. Utility Deductions: Following ***Acheampong v Roman* [2022] UKUT 239 (LC)**, if utilities (gas, electricity, water, council tax) were included in the rent, the tribunal will deduct the utility consumption element from the gross rent.
  4. The Net Claim Figure: State the exact net figure claimed.

Section 7: Conduct of the Parties & Aggravating Factors

Under Section 44(4), the tribunal has broad judicial discretion to determine the percentage award based on conduct:

- Fire safety breaches (missing fire doors, defective alarms, blocked escape corridors). - Severe damp and mould ignored despite tenant written complaints. - Harassment or unlawful entry without 24 hours' written notice. - Commercial landlord managing multiple unlicensed properties for profit.

  • Aggravating Landlord Conduct:
  • Tenant Conduct: Emphasise prompt rent payment, absence of arrears, and full cooperation with council inspections.

Section 8: Accompanying Criminal or Council Sanctions

Note whether the council has issued a Civil Financial Penalty under Section 249A Housing Act 2004 or entered the landlord onto the Rogue Landlord Database. Under Section 46 HPA 2016, if the landlord has been convicted of the offence or received a financial penalty, the tribunal *must* award the maximum 100% net rent unless exceptional circumstances apply.

Section 9: Statement of Truth

Form RRO1 requires signing a formal Statement of Truth. Ensure all lead applicants sign and date the document.

Section 10: Fees and Fee Remissions (Form EX160)

  • Application Fee: £100 payable upon submission.
  • Hearing Fee: £200 payable once the tribunal lists the hearing date.
  • Help with Fees (Fee Remission): If you receive Universal Credit, income-related benefits, or have low capital savings, apply for fee remission using Form EX160 to waive both tribunal fees.

What Happens After Filing Form RRO1?

- Applicant Evidence Bundle submission (typically 4–6 weeks). - Respondent Evidence Bundle submission (typically 3–4 weeks thereafter). - Applicant Statement of Reply (typically 2 weeks).

  1. Tribunal Acknowledgment & Case Number: The regional office issues a formal Notice of Application and assigns a case reference (e.g. LON/00AG/HMK/2026/0123).
  2. Standard Directions Order: The tribunal issues a timetable setting strict deadlines:
  3. The Hearing: Listed as an in-person hearing at the regional tribunal suite or conducted remotely via HMCTS Cloud Video Platform (CVP).

Ready to claim? The Casewright RRO Pack helps you calculate the rent to reclaim (including Universal Credit and utility deductions), complete Form RRO1, and compile a bookmarked, searchable First-tier Tribunal applicant bundle. It is not a law firm and does not give legal advice. Flat £149 — no percentage of your award.

See the RRO claim toolkit

Reviewed by Sean McNamara against legislation.gov.uk, GOV.UK tribunal guidance and council registers. Last verified: 2026-09-04.