A Rent Repayment Order isn't decided in a courtroom — it's decided by the First-tier Tribunal (Property Chamber), a specialist body set up to handle housing disputes. The process is more accessible than court litigation, but it still follows a defined sequence of steps. Here's what to expect from application to decision.
Step 1: The Application
The claim begins with an application to the Tribunal setting out which offence you say the landlord committed, the dates involved, and the rent you paid. This must be made within the relevant time limit — generally 12 months from the date of the offence.
Step 2: Directions
Once the application is accepted, the Tribunal issues "directions" — a timetable setting out when each side must submit their evidence and any written statements. This is a purely administrative stage; there's no hearing yet.
Step 3: Evidence Exchange
Both sides exchange their evidence bundles by the deadlines set in the directions. This is where the tenant's case is built — see our guide on what evidence you need for an RRO for what typically goes into this bundle.
Step 4: The Hearing
Most RRO hearings take place before a single Tribunal judge, sometimes with a lay member. Many hearings are conducted remotely by video, though some are in person. The hearing is considerably less formal than a courtroom — the judge will ask questions of both parties, consider the evidence submitted, and may allow each side to make brief representations.
You are not required to represent yourself. Where Tribunal proceedings are needed, our partner solicitors handle the hearing on your behalf in the great majority of cases — most tenants never need to attend in person.
Step 5: The Decision
The Tribunal issues a written decision, usually some weeks after the hearing, confirming whether the offence is proven and, if so, how much rent the landlord must repay. The decision explains the Tribunal's reasoning, including any factors that increased or reduced the award — see our guide to how RRO amounts are calculated.
How Long Does the Whole Process Take?
Timescales vary by Tribunal region and caseload, but straightforward, well-evidenced applications commonly resolve within several months of the initial application. Cases with contested facts or multiple hearings can take longer.