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First-tier Tribunal Property Chamber deadline calculator

The rent repayment order window became two years for offences committed on or after 1 May 2026, having been twelve months before that, and it is a jurisdictional condition rather than a procedural limit, so rule 6(3)(a) cannot extend it.

England & Wales · Deemed service, clear days and bank holidays applied · Methodology

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Cited to the rule

Deadlines this calculator covers

47 encoded deadlines, each cited to its rule.

Tenant application for rent repayment order (offence on or after 1 May 2026)Housing and Planning Act 2016, s 41(2)(b)

24 months before Date the offence was committed (application must be made within 2 years of it)

Tenant application for rent repayment order (offence committed before 1 May 2026)Housing and Planning Act 2016, s 41(2)(b) as saved by the Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026, reg 11

12 months before Date the offence was committed (before 1 May 2026)

Representations on a local housing authority notice of intended proceedings (RRO)Housing and Planning Act 2016, s 42(2)(c)

28 days from Date the notice of intended proceedings is given

Longstop for giving a notice of intended proceedings (RRO)Housing and Planning Act 2016, s 42(5)

24 months from Day on which the landlord committed the offence

Notice of intent to impose a financial penalty under s 249A Housing Act 2004Housing Act 2004, Schedule 13A, paragraph 2

6 months from First day on which the authority has sufficient evidence of the conduct

Representations against a notice of intent (s 249A financial penalty)Housing Act 2004, Schedule 13A, paragraph 4(2)

28 days from Day after the day on which the notice of intent was given

Payment of a financial penalty under a final notice (s 249A)Housing Act 2004, Schedule 13A, paragraph 7

28 days from Day after the day on which the final notice was given

Appeal to the FTT against a s 249A financial penalty final noticeHousing Act 2004, Schedule 13A, paragraph 10(1); time limit supplied by Tribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, rule 27(2)

28 days from Date on which notice of the decision was sent to the applicant

Appeal to the FTT against a financial penalty for breach of a banning orderHousing and Planning Act 2016, Schedule 1, paragraph 10(2)

28 days from Day after the day on which the final notice was sent

Notice of intent to impose a penalty for breach of a banning orderHousing and Planning Act 2016, Schedule 1, paragraph 2

6 months from First day on which the authority has sufficient evidence

Representations against a banning order penalty notice of intentHousing and Planning Act 2016, Schedule 1, paragraph 4(2)

28 days from Day after the day on which the notice of intent was given

Longstop for a notice of intended proceedings for a banning orderHousing and Planning Act 2016, s 15(6)

6 months from Day on which the person was convicted of the banning order offence

Representations on a notice of intended proceedings for a banning orderHousing and Planning Act 2016, s 15(3)

28 days from Date the notice of intended proceedings is given

Appeal to the FTT against a financial penalty under Schedule 2ZA Housing Act 1988Housing Act 1988, Schedule 2ZA, paragraph 10

28 days from Day after the day on which the final notice was given

Notice of intent to impose a financial penalty under Schedule 2ZA Housing Act 1988Housing Act 1988, Schedule 2ZA, paragraph 2

6 months from First day on which the authority has sufficient evidence of the conduct

Representations against a Schedule 2ZA notice of intentHousing Act 1988, Schedule 2ZA, paragraph 4

28 days from Day after the day on which the notice of intent was given

Appeal against an improvement noticeHousing Act 2004, Schedule 1, paragraph 14(1)

21 days from Date on which the improvement notice was served

Appeal against refusal to revoke or vary an improvement noticeHousing Act 2004, Schedule 1, paragraph 14(2)

28 days from Date specified in the notice under paragraph 6 or 8 as the date on which the decision was made

Appeal against a prohibition orderHousing Act 2004, Schedule 2, paragraph 10(1) (appeal right at paragraph 7; extension power at paragraph 10(3))

28 days from The date specified in the prohibition order as the date on which the order was made (not the date the order becomes operative)

Appeal against grant or refusal of an HMO or selective licenceHousing Act 2004, Schedule 5, paragraph 33(1)

28 days from Date specified in the notice as the date the decision was made

Appeal against variation or revocation of a licence, or refusal to vary or revokeHousing Act 2004, Schedule 5, paragraph 33(2)

28 days from Date specified in the notice as the date the decision was made

Appeal against an interim or final management orderHousing Act 2004, Schedule 6, paragraph 25

28 days from Date specified in the notice as the date the order was made

Appeal against variation or revocation of a management order, or refusal to vary or revokeHousing Act 2004, Schedule 6, paragraph 29

28 days from Date specified in the notice as the date the decision was made

Service charge demand within 18 months of costs being incurredLandlord and Tenant Act 1985, s 20B(1)

18 months before Date the relevant costs were incurred (counting back from the date the demand is served)

Section 20B(2) notification that costs have been incurredLandlord and Tenant Act 1985, s 20B(2)

18 months from Date the relevant costs were incurred

Section 20 consultation: period for tenants' observationsService Charges (Consultation Requirements) (England) Regulations 2003 (SI 2003/1987), reg 2 and Schedules 1 to 4

30 days from Date of the consultation notice

Wait before serving a section 146 notice after a determination of breachCommonhold and Leasehold Reform Act 2002, s 168(3)

14 days from The day after the day on which the final determination that the breach occurred is made (the 14 days begins with that following day)

Minimum period a section 42 notice must allow for the counter-noticeLeasehold Reform, Housing and Urban Development Act 1993, s 42(5)

2 months from Date of the giving of the tenant's section 42 notice

Landlord's counter-notice to a section 42 noticeLeasehold Reform, Housing and Urban Development Act 1993, s 45(1)

2 months from The date specified in the tenant's section 42 notice under s 42(3)(f)

Application to the FTT to determine disputed terms of a new leaseLeasehold Reform, Housing and Urban Development Act 1993, s 48(2)

6 months from Date the counter-notice or further counter-notice was given to the tenant

Application where the landlord gives no counter-notice (lease extension)Leasehold Reform, Housing and Urban Development Act 1993, s 49(3)

6 months from The date by which the counter-notice was required to be given

Bar on a fresh section 42 notice after withdrawalLeasehold Reform, Housing and Urban Development Act 1993, s 42(7)

12 months from Date of the withdrawal or deemed withdrawal of the earlier notice, or the date a s 47(1) redevelopment order becomes final

Minimum period an initial notice must allow for the reversioner's counter-noticeLeasehold Reform, Housing and Urban Development Act 1993, s 13(5)

2 months from The relevant date (date of giving the initial notice)

Application to the FTT to determine disputed terms of acquisitionLeasehold Reform, Housing and Urban Development Act 1993, s 24(2)

6 months from Date the counter-notice or further counter-notice was given

Application where the reversioner gives no counter-noticeLeasehold Reform, Housing and Urban Development Act 1993, s 25(4)

6 months from The date by which the counter-notice or further counter-notice was to be given

Bar on a fresh initial notice after withdrawalLeasehold Reform, Housing and Urban Development Act 1993, s 13(9)

12 months from Date of the withdrawal or deemed withdrawal of the earlier notice, or the date a s 23(1) order becomes final

Landlord's notice in reply to a tenant's notice under the 1967 ActLeasehold Reform Act 1967, Schedule 3, paragraph 7

2 months from Date of the tenant's notice of desire to acquire the freehold or an extended lease

Minimum period an RTM claim notice must allow for a counter-noticeCommonhold and Leasehold Reform Act 2002, s 80(6)

1 month from The relevant date (date of giving the claim notice)

Earliest acquisition date specifiable in an RTM claim noticeCommonhold and Leasehold Reform Act 2002, s 80(7)

3 months from The counter-notice date specified under s 80(6)

RTM company application to the FTT after a counter-noticeCommonhold and Leasehold Reform Act 2002, s 84(4)

2 months from Day on which the counter-notice was given, or where more than one counter-notice is given, the day on which the LAST of the counter-notices was given

Starting an appeal in the Property Chamber where no statutory limit appliesTribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, rule 27(2)

28 days from Date on which notice of the decision appealed against was sent to the applicant

Respondent's response to a notice of applicationTribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, rule 30(3) (applied in appeals by rule 30(2))

28 days from Date the respondent was provided with a copy of the notice of application

Application to set aside a decision disposing of proceedingsTribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, rule 51(3)

28 days from Date the Tribunal sent notice of the decision, or if later the date it sent notice of the reasons

Application to the FTT for permission to appeal to the Upper TribunalTribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, rule 52(2)

28 days from The LATEST of: the date written reasons were sent; the date amended reasons or a correction following review were notified; the date notification that a set-aside application was unsuccessful was sent

Application to the Upper Tribunal (Lands Chamber) for permission to appealTribunal Procedure (Upper Tribunal) (Lands Chamber) Rules 2010 (SI 2010/2600), rule 21(2)

14 days from Date the First-tier Tribunal sent notice of its refusal of permission, refusal to admit the application, or grant of permission on limited grounds

Application for an order for costsTribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, rule 13(5)

28 days from Date the Tribunal sends the decision notice finally disposing of all issues, or notice of consent to a withdrawal under rule 22

Application to reinstate a withdrawn caseTribunal Procedure (First-tier Tribunal) (Property Chamber) Rules 2013, rule 22(6)

28 days from Date of the hearing at which the case was withdrawn orally, or the date the Tribunal received the written notice of withdrawal

Time limits at a glance

The headline periods below restate the encoded rules. Run the calculator above for the exact date, with deemed service, clear days and bank holidays applied.

Tenant application for rent repayment order (offence on or after 1 May 2026): what is the time limit?

24 months before Date the offence was committed (application must be made within 2 years of it), under Housing and Planning Act 2016, s 41(2)(b). The calculator applies deemed service, clear days and bank holidays automatically and shows the rule behind the date.

Tenant application for rent repayment order (offence committed before 1 May 2026): what is the time limit?

12 months before Date the offence was committed (before 1 May 2026), under Housing and Planning Act 2016, s 41(2)(b) as saved by the Renters' Rights Act 2025 (Commencement No. 2 and Transitional and Saving Provisions) Regulations 2026, reg 11. The calculator applies deemed service, clear days and bank holidays automatically and shows the rule behind the date.

Representations on a local housing authority notice of intended proceedings (RRO): what is the time limit?

28 days from Date the notice of intended proceedings is given, under Housing and Planning Act 2016, s 42(2)(c). The calculator applies deemed service, clear days and bank holidays automatically and shows the rule behind the date.

Longstop for giving a notice of intended proceedings (RRO): what is the time limit?

24 months from Day on which the landlord committed the offence, under Housing and Planning Act 2016, s 42(5). The calculator applies deemed service, clear days and bank holidays automatically and shows the rule behind the date.

Notice of intent to impose a financial penalty under s 249A Housing Act 2004: what is the time limit?

6 months from First day on which the authority has sufficient evidence of the conduct, under Housing Act 2004, Schedule 13A, paragraph 2. The calculator applies deemed service, clear days and bank holidays automatically and shows the rule behind the date.

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