Can my landlord charge a fee for ending my tenancy early?

Your landlord can request rent up to the end of the term, but cannot charge extra “break” fees unless stated in your agreement. They must try to reduce your loss, such as seeking a new tenant.

What happens to my deposit if I leave before the contract ends?

If you owe rent or have caused damage, deductions can be made. Otherwise, your deposit should be returned through the Welsh government-approved deposit protection scheme.

Do I need to give notice if there's no break clause?

Yes. Even without a break clause, you should give as much written notice as possible and discuss your situation with your landlord.

Can I use a break clause at any time?

Only in line with the terms set in your agreement. Check the exact dates and notice requirements in your occupation contract.

Will breaking a lease affect my future renting?

It can, especially if unpaid rent goes to court or you leave without agreement. Always communicate and try to negotiate with your landlord.

Breaking a Lease in Wales: What Renters Need to Know

Tenancy Types & Agreements Wales published: June 29, 2025

Ending a fixed-term tenancy early is a common concern for renters in Wales. Whether you've found another place, have financial reasons, or need to move unexpectedly, it's important to know your rights and possible consequences. This guide explains what happens if you break a lease in Wales, with advice tailored to Welsh tenancy law and resources to help you.

What Is a Fixed-Term Tenancy?

A fixed-term tenancy (sometimes called a "contract-holder's agreement" under the Renting Homes (Wales) Act 2016) sets out a minimum period—commonly six or twelve months—during which both tenant and landlord agree the tenancy will not end unless both parties agree or there is a legal reason. Breaking or ending the agreement early is known as "breaking the lease."^[1]

What Happens If You Need to Leave Early?

If you have to break your lease, your options will depend on your contract wording and personal circumstances. It’s important to act promptly and communicate with your landlord.

Check if there is a 'break clause': A break clause allows you to end the contract before the full term, usually by giving notice. This should be clearly stated in your written agreement.
No break clause? You’ll generally remain liable for rent and bills until the end of the fixed term, unless the landlord agrees otherwise.
Negotiation: You can always request your landlord’s permission to end the tenancy early. They might agree—especially if you help find a replacement tenant.

If you leave without agreement or a right to break, you may face penalties such as losing some or all of your deposit, being asked to pay rent until a new tenant moves in, or being pursued for unpaid rent through the court.

Possible Consequences of Breaking a Lease

Breaking a lease in Wales can have several outcomes:

Rent liability: You may have to pay rent until the end of the fixed term or until the property is re-let.
Deposit deductions: The landlord might withhold part or all of your deposit for unpaid rent or damages (handled by a government-approved deposit scheme).
Credit impact: Unpaid rent may be pursued in court, possibly affecting your credit record.
Reference issues: Leaving early without agreement may make it harder to get a positive landlord reference in the future.

When Can You End a Lease Early Without Penalty?

There are special circumstances where you may lawfully end a tenancy early:

Break clause: Use it as set out in your agreement.
Agreement: If your landlord agrees in writing to end the tenancy (sometimes called a "surrender").
Serious problems: If there are illegal or unsafe living conditions, you might have grounds to leave, though it’s best to seek advice first.
Statutory rights: Certain situations, like domestic abuse, might allow a tenant to end a contract early under Welsh law. See more at Welsh Government: Ending a tenancy or occupation contract.

Required Forms: Giving Notice or Surrendering Your Tenancy

If you’re ending a periodic contract (rolling tenancy) or using a break clause, you must give written notice. In Wales, the notice requirements changed in December 2022: contracts starting after that date require at least four weeks’ notice, but your agreement may specify a longer period.

Notice to end an occupation contract (Written Notice):
There is no set government form—notice must be in writing, stating your intent to leave and the date you plan to move out. Example wording and guidance are available from the Welsh Government: Ending a tenancy or occupation contract page. Hand deliver or email to your landlord and keep a copy as proof.

To formally end by mutual agreement (surrender), both you and your landlord should sign a short written statement confirming the date the tenancy ends.

What If There’s a Dispute?

For disputes over your deposit, use the relevant government-approved deposit scheme's dispute process (Tenancy Deposit Protection disputes).

If your landlord will not negotiate or threatens unlawful action, seek advice or contact a help service. Housing disputes in Wales can proceed through the Residential Property Tribunal Wales.

If you’re unsure of your rights or facing pressure from your landlord, get advice from an official source such as Shelter Cymru or Citizens Advice before taking action.

Relevant Legislation in Wales

The main law governing tenancy agreements and occupation contracts in Wales is the Renting Homes (Wales) Act 2016.^[1]

FAQ: Breaking a Lease in Wales

Can my landlord charge a fee for ending my tenancy early?
Your landlord can request rent up to the end of the term, but cannot charge extra “break” fees unless stated in your agreement. They must try to reduce your loss, such as seeking a new tenant.
What happens to my deposit if I leave before the contract ends?
If you owe rent or have caused damage, deductions can be made. Otherwise, your deposit should be returned through the Welsh government-approved deposit protection scheme.^[2]
Do I need to give notice if there's no break clause?
Yes. Even without a break clause, you should give as much written notice as possible and discuss your situation with your landlord.
Can I use a break clause at any time?
Only in line with the terms set in your agreement. Check the exact dates and notice requirements in your occupation contract.
Will breaking a lease affect my future renting?
It can, especially if unpaid rent goes to court or you leave without agreement. Always communicate and try to negotiate with your landlord.

Conclusion: Key Takeaways

Breaking a lease in Wales may mean rent liability, but you can often negotiate or use a break clause.
Always give written notice and try to get your landlord's agreement in writing.
Seek advice from trusted sources if you’re unsure or facing difficulties.

Check your contract carefully and contact an official advice service if you’re considering ending your tenancy early.

Need Help? Resources for Renters

Welsh Government Housing Advice — Official guides on tenancy rights and ending contracts
Shelter Cymru: Tenant Advice — Free support and information for tenants in Wales
Citizens Advice Wales: Housing — Practical advice on tenancy disputes, eviction, and breaking your lease
Residential Property Tribunal Wales — Dispute resolution and appeals for tenancy issues
Tenancy Deposit Protection: Wales — Information on deposit schemes and disputes

The Renting Homes (Wales) Act 2016 sets out how occupation contracts operate in Wales, including rules for ending a tenancy early.
Deposit deductions and disputes are processed through the government-approved deposit protection scheme. See official UK Tenancy Deposit Protection disputes guidance.