Do You Have to Pay Rent During Repairs in Wales?

If you’re renting in Wales and your home needs repairs, you might wonder whether you’re still required to pay rent while the work is being done. Understanding your rights can help you confidently handle situations when essential maintenance disrupts your daily life. This article explains what Welsh law says about paying rent during repairs, possible rent reductions, and official routes for dispute resolution.

Paying Rent During Repairs: The Legal Overview

Under Welsh law, you are generally required to continue paying rent even if repairs are taking place in your home. This applies unless the repair work is so disruptive that your property becomes uninhabitable — meaning you cannot safely live there for a period of time.

• Your landlord’s duty: Landlords must keep your home in good repair and address problems promptly, as set out in the Renting Homes (Wales) Act 2016.¹
• Your duty: As a contract-holder (renter), you must pay rent unless agreed otherwise, even if repairs are pending.¹

However, if repairs are so extensive that you have to leave the property temporarily, or your enjoyment of the property is seriously affected (for example, by lack of heating or water), you could be entitled to a reduction in rent, known as a "rent abatement." The extent of this reduction depends on how much of the home you cannot use.

When Might Rent Reduction or Suspension Apply?

It’s rare for rent to be completely suspended; most commonly, renters may receive partial rent reductions in the following scenarios:

• Major repairs make all or part of the property unfit to live in.
• You have to move out temporarily due to the work.

If any of these happen, discuss rent reduction with your landlord. You can negotiate a fair amount based on the parts of the property you cannot use.

Official Steps to Take if You Need Rent Reduction

If your landlord does not agree to a rent reduction, you have options. The main tribunal for tenancy disputes in Wales is the Residential Property Tribunal Wales.²

• Keep written records of all discussions and disruptions caused by repairs.
• Form RHW20: Applying for a determination of a term of occupation contract
  If you and your landlord cannot resolve the dispute, you may apply to the Tribunal.
  
  • This form is used to ask the Tribunal to decide on tenancy disagreements, including rent abatements due to repairs.
  • Download RHW20 from the Welsh Government
  • Example: You are unable to use your kitchen and bathroom for two weeks due to repairs and your landlord will not reduce your rent. You can submit Form RHW20 to have the Tribunal make a decision.

Your Right to Withhold Rent: Risks and Alternatives

Withholding rent because repairs are not done is risky. Under Welsh law, missing rent payments may risk eviction.¹ Only withhold if you have obtained legal advice or a Tribunal order. It’s safer to request a rent reduction or abatement, or use official channels to resolve disputes.

What If You Have to Leave During Repairs?

If your landlord asks you to temporarily move out for major repairs, you should:

• Get the agreement in writing – stating how long you need to leave and arrangements for your rent.
• Negotiate a fair rent reduction for lost use of your home.
• If no agreement can be reached, consider applying to the Residential Property Tribunal Wales using Form RHW20.

Understanding Your Legal Position – Relevant Legislation

The main law covering your rights and your landlord’s duties is the Renting Homes (Wales) Act 2016.¹ For disputes, the official tribunal is Residential Property Tribunal Wales.²

FAQ

1. Can I automatically stop paying rent during repairs in Wales?
   No. You should continue paying rent unless you have a written agreement or a Tribunal decision for a rent reduction or suspension.
2. Can my landlord reduce my rent if I can’t use part of my home?
   Yes, you and your landlord can agree on a reduction. If you can't agree, you may apply to the tribunal for a decision using Form RHW20.
3. Is it legal to withhold rent until repairs are done?
   Withholding rent is risky and can lead to eviction. Seek advice and use formal routes; only do so under legal guidance or order.
4. What if repairs make my home uninhabitable?
   If the property is unfit to live in, you may be entitled to a substantial rent reduction or alternative accommodation. Keep detailed records and contact your landlord first.
5. Where can I get official help with rent reductions and repairs issues?
   Contact your local council, Rent Smart Wales, or the Residential Property Tribunal Wales for guidance and dispute resolution.

Conclusion: Key Takeaways for Welsh Renters

• Generally, you must pay rent during repairs unless you agree otherwise or the Tribunal orders a rent reduction.
• Negotiate with your landlord for a fair rent reduction if repairs disrupt your home. Use Form RHW20 and the Tribunal if you cannot agree.
• Never withhold rent without professional advice—a formal process is safer and protects your tenancy.

Need Help? Resources for Renters

• Residential Property Tribunal Wales: Dispute resolution for rental issues
• Welsh Government Renting Homes Guidance
• Rent Smart Wales: Help for renters and landlords
• UK Government – Repairs in rented housing
• Contact your local council’s housing department for support with repairs and unsafe conditions.

1. Renting Homes (Wales) Act 2016 – Main legislation covering renters' and landlords' rights in Wales.
2. Residential Property Tribunal Wales – The official tribunal for Welsh tenancy disputes.