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The Renters' Rights Act 2025: what changed for rent repayment orders
The Renters' Rights Act 2025 rewired the RRO regime for offences committed on or after 1 May 2026. GOV.UK's guidance (updated 1 May 2026) confirms the changes:
The five changes that matter
- The cap doubled. 12 months' rent became 24 months'.
- The respondent rule softened. *Rakusen v Jepsen* [2023] UKSC 9 confined claims to the immediate landlord. Under the new regime the superior landlord can also be named where the immediate landlord cannot or will not pay, or where both committed the offence. GOV.UK now tells tenants directly they may name the superior landlord.
- A pre-action notice. A notice of intended proceedings, then 28 days, before applying.
- A longer window. Applications within 2 years of the offence.
- An application fee. Payable to HMCTS, amount in section 10 of RRO1; means-tested remissions apply.
Which regime applies to you?
The offence date — not the application date — decides. An unlicensed period that ended in March 2026 is an old-regime offence (12-month cap, immediate landlord only). One that started in June 2026 is new-regime (24 months, superior landlord possible). A tenancy spanning the boundary can produce a claim under both — and a single application covering the newer period at the higher cap.
What did not change
The criminal standard of proof, the qualifying offences (now ten — the Act added two possession-abuse grounds), the tribunal’s s.44 conduct adjustment, and the UC/utility deductions.
*Reviewed by Sean McNamara against GOV.UK guidance of 1 May 2026 and legislation.gov.uk. Last verified 2026-09-04.*
Ready to claim? The EvidenceCanvas RRO engine calculates 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. Priced per artifact — typical 5–6 Action Credits, about £22–£27 — not a percentage of your award.
Reviewed by Sean McNamara against legislation.gov.uk, GOV.UK tribunal guidance and council registers. Last verified: 2026-09-04.
Housing disputes often run alongside family proceedings; for that side of the picture, the guides for dads in family court on FamilyCourtDad.co.uk cover hearings, evidence and child arrangements.