Does a Landlord Need Written Eviction Notice in Wales?

Facing eviction as a renter in Wales can be stressful and confusing. One of the most important questions you might have is whether your landlord must give you written notice before asking you to leave. Understanding the legal requirements for eviction helps you protect your rights and respond appropriately if you’re asked to move out.

Eviction Law in Wales: The Basics

In Wales, the law for renter and landlord relationships changed significantly with the introduction of the Renting Homes (Wales) Act 2016 and the Act's full implementation in December 2022¹. Under these rules, most renters are now known as “contract-holders,” and most tenancies are called “occupation contracts.”

• Landlords must provide a valid, written eviction notice in almost all situations.
• Verbal requests or informal emails/texts are not legally sufficient to end your agreement or require you to leave.
• Written notice requirements and the forms used depend on the eviction reason.

Types of Eviction Notices and When They Are Used

There are several ways a landlord may seek possession of your home, but nearly all require a formal process, beginning with the correct notice:

1. No-Fault Eviction (Section 173 Notice)

• Form name: Section 173 Notice (No specific government form number yet; standard template must comply with Act wording)
• What it’s for: Used if your landlord wants to end your contract without alleging you did something wrong.
• Example: Your landlord decides to sell the property. They give you a Section 173 notice which must provide at least six months’ warning and be in writing.
• Official information: Ending an occupation contract (Welsh Government)

2. Eviction for Breach (Section 157 Notice)

• Form name: Section 157 Notice (Again, no specific numbered form but must contain required information)
• What it’s for: If you breach your contract, such as not paying rent or causing damage, your landlord can serve this notice.
• Example: You’ve missed several rent payments. The landlord gives you a Section 157 written notice specifying the breach and the date by which they want possession.
• Official guidance: Possession Proceedings Guidance (Welsh Government)

3. Abandonment (Section 220 Notice)

• Form name: Section 220 Notice
• What it’s for: If it appears you have abandoned the property, your landlord must follow a set process and issue written notice before recovering possession.
• Example: The property appears empty and rent hasn’t been paid. The landlord must serve a Section 220 written notice at your address and apply to the court for possession if needed.
• Official guidance: Abandonment Guidance (Welsh Government)

In all cases, verbal eviction is not valid. You cannot be lawfully removed without written notice following the Act’s procedure.

Eviction Process: From Notice to Tribunal

Once a landlord gives you a written notice, here’s what typically happens:

• Time to Leave: Notices must give a minimum time period, often six months for no-fault cases and one month (sometimes shorter for serious breaches) if you have breached your contract.
• Seeking Possession through Court: If you don’t leave after the notice period, a landlord must apply to the court for a possession order—they cannot evict you themselves.
• Enforcement: If the court grants an order, only bailiffs can carry out an eviction.

The Residential Property Tribunal Wales is the main tribunal handling housing disputes, including some issues around how occupation contracts end. Learn more or access services from the Residential Property Tribunal Wales.

Action Steps If You Receive an Eviction Notice

If your landlord gives you any notice (written or otherwise):

• Check that the notice is in writing and follows the correct process under the Renting Homes (Wales) Act 2016.
• Contact your local council if you’re threatened with homelessness: find your local authority.
• Seek free advice from renters’ helplines or organisations such as Shelter Cymru.
• Attend any tribunal or court hearing if you receive official paperwork.

Only a written notice, followed by a court or tribunal process if needed, makes an eviction legal.

Frequently Asked Questions

1. Can my landlord evict me without giving a written notice in Wales?
   No. Landlords must serve a valid written notice in nearly all circumstances. Verbal instructions or informal messages do not count as legal notice under Welsh law.
2. How much notice must my landlord give me?
   This depends on the reason. For a no-fault eviction, it’s generally six months. For certain breaches, such as serious rent arrears or anti-social behaviour, shorter notice may apply. Always check the details of the written notice.
3. What happens if I stay after the notice period ends?
   If you do not leave, your landlord must apply to court. You cannot be forced out without a court order and (if it comes to it) bailiffs. It’s illegal for a landlord to change locks or remove you without following this process.
4. Is there a specific form my landlord should use?
   Written notices must include precise information as required by the Renting Homes (Wales) Act 2016. There are templates on the Welsh Government website, but it is the content that counts—not a specific titled form.
5. Who can I contact if I need help with eviction?
   You can reach out to Shelter Cymru, your local council, or use the Residential Property Tribunal Wales for certain disputes.

Key Takeaways for Renters in Wales

• Your landlord cannot legally evict you without a valid, written notice serving the correct notice period.
• Eviction is a process: after notice, only a court or tribunal and court-appointed bailiffs can make you leave.
• If in doubt, seek advice—incorrect or missing notices can be challenged.

Need Help? Resources for Renters

• Shelter Cymru: Free advice for Welsh renters
• Residential Property Tribunal Wales
• Ending an occupation contract (Welsh Government)
• Find your local council for urgent housing help

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1. Renting Homes (Wales) Act 2016 (full legislation)
2. Official guidance: Ending an occupation contract (Welsh Government)
3. Residential Property Tribunal Wales

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