Wales Eviction Notice Periods: What Landlords Must Give

Understanding how much notice a landlord must give before eviction is crucial for renters in Wales. Rules can differ based on when you started your tenancy and the type of contract you hold. This guide covers the notice periods set out in Welsh law, which forms are required, and what you should do if you receive an eviction notice.

Eviction Notice Periods in Wales

Since 1 December 2022, there have been significant changes in Welsh tenancy laws through the Renting Homes (Wales) Act 2016^[1]. The type of contract you have will determine the notice period you are entitled to:

• Occupation contract (since 1 December 2022) – Most renters now have this kind of contract, replacing Assured Shorthold Tenancies in Wales.
• Fixed-term or periodic contracts – The rules may differ depending on your contract type and start date.

Standard Eviction Notice Periods

For most renters on occupation contracts:

• Six months’ notice is required if your landlord wants to end your contract with a ‘no fault’ notice (called a Section 173 notice), unless you have breached your contract.
• This applies to contracts that began on or after 1 December 2022. For contracts that started before this date, the notice period might be less (previously, it was usually two months), unless your agreement was converted under the new law.
• Immediate or shorter notice (usually one month or less) may be given if you breach the contract—such as due to serious rent arrears or anti-social behaviour.

If you’re unsure about your type of agreement, read the information on Occupation Contracts in Wales from the Welsh Government.

Official Eviction Notice Forms in Wales

Your landlord must use the correct form and provide the right notice period for an eviction to be valid:

• Section 173 Notice (RHW16): Used for no-fault evictions for most occupation contracts.
  Example: If your fixed-term contract has ended and your landlord wants possession, they should serve the RHW16 form (Section 173 Notice). This form must give you at least six months’ notice unless you have breached the contract.
• Notice under Section 198 (RHW23): Used when ending a contract in connection with a breach (such as rent arrears or anti-social behaviour).
  Example: If you have serious rent arrears, your landlord may use the RHW23 form, which might allow for a shorter notice period. The exact period depends on the breach type—some require as little as one month.

Notices must be served in writing and clearly state the reason, if any. You can view official Welsh Government notice forms and tenancy documents.

If You Get an Eviction Notice: What to Do

Receiving an eviction notice can be stressful, but you have rights:

• Check that the form used by your landlord matches your contract and situation.
• Ensure you have been given enough notice as required by Welsh law.
• You do not need to leave when you receive the notice; your landlord must apply to the Residential Property Tribunal for Wales if you do not leave voluntarily.
• If you believe the notice is invalid or you haven’t been given the correct period, seek advice or challenge it.

Action Steps If You Receive a Notice

• Keep copies of all documents and notices you receive.
• Contact local authority housing advice or Shelter Cymru for support.
• If you want to dispute the notice, respond in writing as soon as possible and consider seeking free advice.

For full details of your rights, visit the Welsh Government’s Renting Homes guidance.

FAQs: Renters' Questions About Eviction Notices in Wales

1. How much notice must my landlord give me in Wales?
   For most occupation contracts started after 1 December 2022, landlords must provide a minimum of six months’ notice for a no-fault eviction.
2. What if my landlord uses the wrong eviction notice form?
   If the wrong form is used or the notice period is incorrect, the eviction notice may be invalid, and you can challenge it. Seek advice from local housing services.
3. Can my landlord evict me without going to court?
   No, if you do not leave after the notice period, your landlord must apply for a possession order through the Residential Property Tribunal for Wales.
4. What is a Section 173 notice?
   This is the formal notice a landlord in Wales must serve to end most occupation contracts without fault, using form RHW16 and giving at least six months’ notice.
5. Where can I find official Welsh eviction notice forms?
   You can access all required notice forms, like RHW16 and RHW23, on the Welsh Government’s official forms page.

Key Takeaways for Renters

• Most renters in Wales are now entitled to six months’ notice with a proper Section 173 notice.
• Notices must be in writing and use the correct official forms.
• If you think the notice is invalid, do not move out—get legal housing advice straight away.

Understanding these basics will help you protect your rights and respond correctly to any eviction notice in Wales.

Need Help? Resources for Renters

• Shelter Cymru Advice Services – Free expert help on housing problems in Wales.
• Welsh Government Housing Guidance – For renters and landlords about the Renting Homes (Wales) Act.
• Residential Property Tribunal for Wales – Handles possession applications and tenancy disputes.
• Citizens Advice Wales – Eviction Information

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1. Renting Homes (Wales) Act 2016 (primary tenancy legislation for Wales)
2. Welsh Government Renting Homes: Changing the Law Guidance
3. Residential Property Tribunal for Wales (official possession tribunal)
4. Official Welsh Government tenancy and eviction forms

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