Are Verbal Eviction Notices Legal for Renters in Wales?

Understanding how eviction must be handled is vital if you’re renting a home in Wales. You might be wondering if your landlord can legally evict you simply by telling you verbally – in person, over the phone, or by text – or if they need to follow a more official process. Here’s what you need to know to protect your rights as a tenant in Wales.

Are Verbal Eviction Notices Valid in Wales?

In Wales, a landlord cannot legally evict a tenant using only a verbal notice. All evictions must follow strict legal procedures set out by Welsh housing laws. If your landlord asks you to leave the property verbally, either in conversation or via a text message, this does not count as a legal eviction notice and cannot lawfully end your tenancy.

What Must a Legal Eviction Notice Include?

To start the eviction process, your landlord must:

• Serve a written eviction notice using the correct official form
• Give you the proper amount of notice time, as set by law
• Follow the conditions outlined in your rental agreement and by Welsh legislation

Not following these steps, including relying only on a verbal request, means the eviction can be challenged as unlawful.

The Correct Eviction Process in Wales

The law that governs most residential tenancies in Wales is the Renting Homes (Wales) Act 2016^[1]. Since December 2022, this Act covers most contracts (previously known as tenancies), whether you are a standard contract-holder or under an occupation contract.

• Your landlord must issue a written notice (for example, a 'Section 173 notice' for a standard contract), giving you a specific period to leave (usually six months for a 'no-fault' eviction).
• The notice must be served correctly and contain all required information.
• Only after the notice period has ended and, if you haven’t left, can your landlord apply to the court for an eviction order.

Even if your landlord is ending your contract for rent arrears or another breach, they must issue the correct written notice. They cannot change locks or force you to leave without a court order.

Official Forms for Eviction in Wales

• Section 173 Notice: Used for 'no-fault' evictions under a standard occupation contract. This tells contract-holders to leave the property even if they haven't breached any terms. It must be given in writing and provides at least 6 months' notice.
  Example: If your landlord wants you to leave at the end of your fixed term without alleging fault, they use a Section 173 notice.
  View official model notices and written statements in Wales.
• Section 186 Notice (Serious Rent Arrears): Used if you have serious rent arrears. Provides a much shorter notice period, usually 14 days. Must be served in writing with all required details.
  Example: If you owe 8 weeks’ rent, your landlord may use a Section 186 notice to start the process.
  Learn about court eviction processes (note: England/Wales - always check guidance for Wales).
• Court Application: If you do not leave by the date in the notice, landlords must apply to the county court for a possession order. They cannot remove you without this including for cases started after a verbal or invalid notice.
  Apply for a possession order online (England and Wales).

If you receive any notice, always check it is on the correct form and contains the right information. If unsure, seek advice promptly. Only written notices count as legal notices; if your landlord simply tells you to leave verbally, you do not have to go unless a court has made a possession order.

Who Handles Eviction Disputes in Wales?

Disputes about evictions and tenancy matters in Wales are handled by the County Court^[2]. If your landlord tries to evict you without following the proper written process, the court can rule that the eviction is unlawful and protect your rights.

Steps You Can Take if Given a Verbal Eviction Notice

• Ask your landlord to put any notice in writing, using the correct form.
• Do not leave your home just because you’re told to verbally, unless you want to.
• Get independent advice as soon as possible if you receive any type of notice to leave.
• If threatened with an illegal eviction, contact your local council’s housing department or seek legal help.

Remember: only a proper written notice and a court order can lawfully end your occupation contract.

FAQs: Eviction Notices and Your Rights in Wales

1. Can my landlord give me notice to move out just by telling me face-to-face?
   No. In Wales, only written notices served in accordance with the Renting Homes (Wales) Act 2016 are legal for starting an eviction process.
2. What should I do if my landlord tells me to leave by text or email?
   Texts or emails alone do not count as formal written notices unless they include the specific legal notice and correct form. Request a proper written notice and seek advice.
3. Which court deals with eviction cases?
   Eviction cases in Wales are handled by the County Court, which can determine if an eviction attempt is lawful.
4. Do I have to move out immediately if I get a verbal eviction?
   No. You are not legally required to leave after a verbal eviction notice. Only a written notice plus a court order, if necessary, can require you to leave.
5. Can my landlord change the locks or remove me without paper notice?
   No. This is considered an illegal eviction. Only the court, after legal proceedings, can approve your removal.

Key Takeaways for Renters in Wales

• Verbal eviction notices are not legally valid in Wales.
• Your landlord must provide a written notice using the correct form and observe the legal notice period.
• Never leave your home if told to go based solely on a conversation—ask for official documents first and seek support if needed.

Knowing your rights and the required processes helps protect you from unlawful eviction.

Need Help? Resources for Renters in Wales

• Welsh Government – Renting Homes Guidance
• Shelter Cymru – Free housing advice: 08000 495 495
• Find your local council for housing and homelessness support
• County Court information for tenants and landlords

---

1. See the Renting Homes (Wales) Act 2016 for current Welsh landlord and tenant law
2. See County Court guidance for Wales

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation