If you're a tenant in London, the list of landlord behaviour that can trigger a Rent Repayment Order (RRO) has just got significantly longer. The Renters' Rights Act 2025 adds six brand-new offences to the existing framework under the Housing and Planning Act 2016 — on top of the licensing, eviction, and improvement notice offences that already let tenants claim back up to 12 months' rent from a landlord who has broken the rules.
This guide sets out exactly what's new, why each offence matters, and what to do if you think one of these might apply to your tenancy.
A Quick Recap: What Is a Rent Repayment Order?
An RRO is an order made by the First-tier Tribunal (Property Chamber) requiring a landlord to repay rent — or, in some cases, Universal Credit housing payments — to a tenant or local authority, because the landlord has committed a qualifying housing offence. As with the existing offences covered in our full RRO guide, you do not need a criminal conviction against your landlord; the Tribunal decides on the civil standard of proof, balance of probabilities.
The Six New Offences Under the Renters' Rights Act
These six offences are added to Schedule 1 of the Housing and Planning Act 2016, meaning each one independently qualifies a tenant (or local authority) to apply for a Rent Repayment Order.
1. Knowingly or Recklessly Misusing a Possession Ground
Landlords can only evict tenants under the new assured periodic tenancy system by relying on a specific statutory ground — for example, intending to sell the property, or moving in a family member. If a landlord knowingly or recklessly relies on a ground that isn't genuinely available to them — claiming an intention to sell when there is no real intention to do so, for instance — that is now a criminal offence in itself, not just something a tenant can challenge at the point of the notice.
This is one of the most consequential additions for tenants who feel they were pushed out under a possession ground that didn't ring true.
2. Breach of a Restriction on Letting or Marketing a Dwelling-House
After certain possession grounds are used — particularly the sale and own-occupation grounds — landlords are barred from re-letting or re-marketing the property for a set period, currently 12 months. If a landlord evicts a tenant on this basis and then re-advertises the property shortly afterwards, that breach is now a standalone offence.
3. Continued Tenancy Reform Breach After a Financial Penalty
Where a council has already fined a landlord for breaching core tenancy reform rules — for example, charging an unlawful fee, or mishandling deposit protection — and the landlord carries on breaching them regardless, that continued non-compliance is treated as a separate, more serious offence.
4. Continued Breach of Landlord Redress Scheme Regulations After a Financial Penalty
All private landlords are required to belong to an approved redress (ombudsman) scheme. Where a landlord has already been fined for breaching the redress scheme rules and continues to breach them, that ongoing non-compliance is now an offence in its own right.
5. Continued Failure to Register With the PRS Database After a Financial Penalty
The Private Rented Sector (PRS) Database is the new national landlord registration system being phased in under the Act. A landlord who has been fined for failing to register, and still does not register afterwards, commits a further offence.
6. Providing False Information to the PRS Database
Submitting false information to the PRS Database — for example, while purporting to comply with registration requirements — is a standalone offence, separate from simply failing to register at all.
In short: several of these new offences specifically target landlords who are fined once and carry on regardless. Persistent non-compliance is now penalised far more heavily than a single, isolated breach.
Why This Matters for Tenants
- The range of landlord misconduct that can lead to a financial claim has widened significantly beyond licensing and eviction offences.
- Tenants who were evicted on a ground that didn't seem genuine — and especially anyone who has seen the property re-marketed shortly after moving out — may now have a direct route to an RRO claim.
- Landlords with a track record of fines for the same breach are now exposed to a materially higher level of risk, which should improve compliance across the board over time.
We check licensing registers, redress scheme membership, and possession ground evidence for every client, at no charge, across all ten of our boroughs — Tower Hamlets, Hackney, Islington, Newham, Haringey, Waltham Forest, Southwark, Lambeth, Brent and Lewisham. If you think any of these new offences might apply to you, we'll tell you clearly and advise on next steps.
Frequently Asked Questions
Can I claim an RRO if my landlord hasn't been fined yet?
It depends which offence applies. The "misusing a possession ground" and "false information to the PRS Database" offences don't require a prior fine. The three "continued breach" offences (tenancy reform, redress scheme, and PRS Database registration) specifically require that the landlord was fined first and breached the rules again afterwards.
How much could I claim under one of these new offences?
As with existing RRO offences, the Tribunal has discretion to award between one and 12 months' rent, depending on the seriousness of the offence, the landlord's conduct, and the circumstances of the tenancy. See our full guide to how RRO amounts are decided for more detail.
Do these new offences apply straight away?
Some provisions of the Renters' Rights Act are being introduced in stages. The PRS Database-related offences in particular depend on the database itself being operational. Always check the current commencement position, or speak to us, before assuming a specific offence is already in force.
Can I combine this with a deposit compensation claim?
Yes. An RRO and a deposit compensation claim are entirely separate legal proceedings and can be pursued at the same time. Many tenants qualify for both, and we assess all potential claims as part of our free initial assessment.