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How much could I claim? Rent repayment arithmetic, deductions and conduct
The headline "up to two years' rent" needs unpacking. Here is how the number is actually built.
The formula
``` ( rent actually paid per month \u00d7 months in the offence period ) \u2212 Universal Credit housing payments paid for you \u2212 anything already repaid (e.g. a court claim) \u00d7 s.44 conduct adjustment (0\u2013100%) = the award ```
The cap is 24 months' rent for offences on or after 1 May 2026 (12 months before), and the application must reach the tribunal within 2 years of the offence.
Deduction 1: Universal Credit
If the housing element of Universal Credit paid part of your rent, that part is not "rent you paid" \u2014 it is deducted. Keep every award letter: the tribunal wants the monthly housing element figure for the whole period.
Deduction 2: utilities included in rent
Where bills were included in the rent, tribunals (following the *Acheampong v Roman* line) deduct the utility element, because you received value for that part of the payment. A typical shared-house deduction is modest but real.
The s.44 conduct adjustment
Section 44 Housing and Planning Act 2016 lets the tribunal adjust the amount for the conduct of both sides:
- Landlord behaviour pushing the award up: prior convictions, ignoring the council, continued collection of rent after you raised licensing, hiding from service.
- Landlord behaviour pushing it down: licensing promptly after your notice, genuine ignorance of the duty, cooperating with enforcement.
- Tenant behaviour pushing it down: blocking the licence inspection, withholding rent for unrelated reasons.
Recent published decisions show awards across the whole band \u2014 which is why your evidence pack, not the headline cap, decides the number.
Worked illustrations (not predictions)
At the ONS median room rents (October 2022\u2013September 2023):
| Area | Median room rent | 24-month gross | After 20% UC deduction | At 75% conduct | |---|---|---|---|---| | Manchester | \u00a3478 | \u00a311,472 | \u00a39,178 | \u00a36,884 | | Leeds | \u00a3360 | \u00a38,640 | \u00a36,912 | \u00a35,184 | | Nottingham | \u00a3400 | \u00a39,600 | \u00a37,680 | \u00a35,760 | | London (Camden) | \u00a3900 | \u00a321,600 | \u00a317,280 | \u00a312,960 |
Median figures are illustrative anchors from published statistics; your rent paid is what the tribunal multiplies. Verify each council's current figure on its HMO register page, which carries the ONS medians.
The claims-agency comparison
On that Camden example, a claims agency charging 30% keeps \u00a35,184 of a \u00a317,280 award. The EvidenceCanvas RRO engine costs about \u00a322\u2013\u00a327 in credits \u2014 the same tribunal-ready Form RRO1 and applicant bundle, and you keep the rest.
*Reviewed by Sean McNamara against GOV.UK RRO guidance. Last verified 2026-09-04. Figures are illustrations, not advice or predictions.*
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.