Can Landlords Evict Without a Reason in Wales?

Renters in Wales are often concerned about whether their landlord can end a tenancy without giving a specific reason, especially as housing laws have changed in recent years. Knowing your rights can help you respond confidently if you receive an eviction notice, and take effective action if you believe your landlord hasn’t followed the law.

When Can a Landlord Evict Without a Reason in Wales?

In Wales, most renters now have occupation contracts rather than traditional tenancies. Since 1 December 2022, under the Renting Homes (Wales) Act 2016, your landlord can sometimes evict you without providing a reason (often called a "no-fault" or "Section 173" eviction), but only if they meet strict legal steps.

This is different from England, so it's important to check you are following the Welsh rules. Landlords must give proper notice and use the correct forms to start the eviction process.

Key Changes Under the Renting Homes (Wales) Act 2016

• No-fault evictions are still allowed, but only after the first six months of your occupation contract.
• Six months’ notice is usually required for a no-fault eviction (known as a Section 173 notice).
• Landlords must use the correct form, and you must have been given a written occupation contract with all the required information.

So, while a landlord can still evict you without providing a reason, they must always follow these procedures. If they fail to do so, any eviction attempt could be unlawful.

What Notice Must Be Given?

For most standard contracts in Wales, landlords must:

• Wait until you have lived in the property for at least six months (if your contract started after 1 December 2022).
• Give at least six months’ written notice using the designated Section 173 form.
• Ensure the contract was issued correctly and not subject to any restrictions or licensing breaches.

If the correct notice is not given or any of these requirements are not met, the eviction may be found invalid if challenged.

Official Eviction Forms in Wales

• Section 173 Notice (No-fault eviction)
  Form RHW20 – Landlords must use this to end a standard occupation contract without giving a reason.
  Download the Section 173 Notice (Form RHW20)
  Example: If you receive a Form RHW20 that gives you at least six months’ notice and your contract has run for at least six months, this is usually a valid no-fault eviction notice.
• Notice on Grounds of Breach
  Form RHW23 – Used if your landlord wants to evict you because you’ve broken contract terms (like not paying rent).
  Download Notice for Breach (Form RHW23)
  Example: If you haven’t paid your rent and receive Form RHW23 citing rent arrears as the reason, your landlord is starting a ‘with grounds’ eviction.

What Tribunal Handles Disputes?

If you disagree with your eviction or think proper procedure wasn’t followed, you can challenge it at the Residential Property Tribunal for Wales. This independent body deals with disputes about evictions, rent increases, repairs, and other housing matters.

If your landlord seeks a possession order through the courts, you can put your arguments forward and show if you believe the notice is invalid or your landlord has not provided the correct paperwork.

How Can Renters Respond to Eviction Notices?

If you receive an eviction notice:

• Check whether you’ve been given the correct form (e.g., Section 173 Notice, RHW20).
• Ensure you were given at least six months’ notice, and your contract was in place at least that long.
• Contact a free advice service or your local council for support.
• If you think the notice is invalid or your landlord hasn’t followed the law, you can challenge this in the Tribunal or defend it in court.

Remember: Landlords cannot force you to leave until a valid court order is issued and bailiffs attend—this is called bailiff-enforced eviction, and anything else may be considered an illegal eviction.

FAQ: Welsh Eviction Notices

1. Can my landlord evict me without a reason in Wales?
   Yes, but only by serving the correct form (Section 173 Notice using Form RHW20) and with at least six months’ notice after the first six months of your contract.
2. Do I have to leave on the date in the eviction notice?
   No, you are not required to leave until a court order has been granted and bailiffs officially evict you. You can stay and challenge the eviction if you believe the notice is invalid.
3. Where can I challenge an eviction or dispute my landlord’s notice?
   You can apply to the Residential Property Tribunal for Wales or raise issues in court if possession proceedings are started.
4. What should I do if my landlord did not use the correct form?
   You can challenge the eviction notice, as it may be invalid. Get advice quickly from a tenant support charity or your local council’s housing team.
5. Is the Section 21 process used in Wales?
   No. In Wales, no-fault evictions are carried out under Section 173 of the Renting Homes (Wales) Act 2016 using Form RHW20, not Section 21.

Key Takeaways for Renters

• Landlords can only evict you without a reason in Wales by following strict legal procedures and notice periods.
• You have at least six months’ notice after the first six months of your occupation contract for “no-fault” evictions.
• If in doubt, seek expert advice and consider challenging notices that do not meet legal requirements.

Understanding the difference between no-fault and grounds-based eviction helps you make informed choices and access support if needed.

Need Help? Resources for Renters

• Welsh Government: Housing – Official guidance and resources for renters in Wales
• Welsh Government: Eviction Notice Forms – Download official forms for renters and landlords
• Residential Property Tribunal Wales – Tribunal for resolving housing disputes
• Shelter Cymru – Free and independent advice for renters in Wales
• Contact your local council housing team for emergency support

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1. Renting Homes (Wales) Act 2016
2. Welsh Government: Eviction Notice Forms
3. Residential Property Tribunal Wales
4. Welsh Government: Housing

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