Can My Rent Go Up After Upgrades in Wales?

If you've noticed improvements in your rented home—like a new kitchen or upgraded insulation—you may wonder if your landlord can increase your rent as a result. In Wales, the rules around rent increases for property upgrades are specific, and it's important to know your rights under Welsh law. This guide explains when rent can go up, what notice you must receive, how to challenge unfair increases, and what official steps you can take.

Understanding Rent Increases for Property Upgrades

Landlords in Wales can, in some cases, increase your rent after making improvements to the property. However, they must follow strict legal procedures, especially if you have a standard occupation contract under the Renting Homes (Wales) Act 2016¹. Rent cannot be increased simply because a landlord has spent money on upgrades; the increase must follow legal rules and fair process.

When Can Your Rent Be Increased?

Whether your rent can be increased depends on what sort of occupation contract you have:

• Standard Occupation Contracts (most private renters): Your landlord can propose a rent increase, but not more than once a year, and only with at least 2 months’ written notice using the correct form.
• Other agreements: Different rules may apply if your agreement predates the Renting Homes (Wales) Act or is a converted contract. Check your written terms and seek advice if unsure.

In all cases, rent increases can only take effect if your landlord follows the right legal process and uses the official notice.

Official Notice and Forms: RHW12

To raise your rent, your landlord must give you a completed Notice of Rent Variation (Form RHW12):

• What it is: Official form for notifying renters of proposed rent changes.
• When it's used: Your landlord must serve this form if they want to increase your rent (no more than once per year).
• Practical example: If your landlord renovates your bathroom and wants to raise your rent, they must send you Form RHW12 with at least 2 months’ notice before the increase starts.
• Download Form RHW12 from the Welsh Government

If you do not receive the official RHW12 form, or less than 2 months’ notice, the rent increase may not be valid.

Challenging a Rent Increase After Upgrades

If you believe a rent increase is unfair or excessive—even after improvements—you have the right to challenge it. This can help ensure your rent remains reasonable and reflects true market value.

Renter tip: You do not have to accept a rent increase just because your landlord has invested in upgrades. You are entitled to question and, if necessary, formally dispute the proposed new rent.

How to Challenge a Rent Increase

1. Review the RHW12 Form: Check for correct notice period, details, and if it's a lawful increase (not more than once a year).
2. Negotiate With Your Landlord: Raise concerns in writing and discuss whether the increase is reasonable, referencing similar local rents.
3. Apply to the Rent Assessment Committee: If negotiation fails, you can apply to the Residential Property Tribunal Wales (Rent Assessment Committee). They can set a fair rent based on local rates and property condition.

Applications to the Rent Assessment Committee should be made before the new rent takes effect—ideally as soon as you receive the RHW12 notice.

Key Legislation on Rent Increases in Wales

• Renting Homes (Wales) Act 2016: Main legislation governing contracts, rent, and landlord obligations in Wales.
• Forms and official guidance: Welsh Government Renting Homes forms and notices page.
• Dispute process: Residential Property Tribunal Wales (Rent Assessment Committee section).

This legislation ensures both renters and landlords understand their legal rights and responsibilities regarding rent changes.

Frequently Asked Questions

1. Can my landlord increase rent immediately after making upgrades?
   No. In Wales, your landlord must give at least 2 months’ written notice using Form RHW12, and rent can only be increased once per year under a standard occupation contract.
2. What should I do if I think the rent increase is unfair?
   You should first discuss your concerns with your landlord. If you cannot agree, you can apply to the Residential Property Tribunal Wales to have the new rent assessed.
3. What is Form RHW12 and where do I get it?
   Form RHW12 is the official Notice of Rent Variation used to inform tenants of a rent increase. You can view and download it from the Welsh Government website.
4. Where can I find official guidance on rent increases in Wales?
   You can access official guidance and forms at the Welsh Government Renting Homes page and dispute increases at the Residential Property Tribunal Wales.
5. Does accepting an upgrade mean I must accept a rent increase?
   No. You can enjoy property improvements and still have the right to challenge any rent increase you believe is unfair or above market value.

Key Takeaways for Renters in Wales

• Your landlord can only raise your rent for upgrades by following the legal process and giving at least 2 months’ notice on the correct form (RHW12).
• You have the right to challenge any rent increase you believe is excessive at the Residential Property Tribunal Wales.
• Do not ignore official notices—take action promptly if you disagree with the change.

Staying informed about your rights helps ensure rent increases are fair and legal.

Need Help? Resources for Renters

• Private Rented Sector: Guidance for Tenants (Welsh Government)
• Residential Property Tribunal Wales – Rent Assessment Committee
• Shelter Cymru: Free Housing Advice
• Official forms for Renting Homes (Wales) Act 2016

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1. Renting Homes (Wales) Act 2016 – Full Legislation

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