Eviction Notices in Wales: What Renters Need to Know

If you're renting a home in Wales, it's important to understand your rights around eviction and notice periods. Many renters worry if they can be removed from their homes without any warning. In Wales, strict rules protect tenants from sudden eviction, but circumstances can differ based on your tenancy agreement, the reason for eviction, and recent changes to Welsh housing law.

Understanding Your Rights as a Renter in Wales

As of December 2022, major changes came in with the Renting Homes (Wales) Act 2016, now the main law covering most tenancies in Wales.^[1] This law replaces many older tenancy agreements with what are now called 'Occupation Contracts.' These contracts provide clearer rights and responsibilities for both renters and landlords.

Do Landlords Have to Give Notice Before Eviction?

In nearly all cases, your landlord cannot evict you without advance written notice. The length and type of notice you should receive depends on the reason for eviction and the type of contract you hold.

• No-fault evictions (known as Section 173 notices): Most contract-holders must be given at least six months’ notice. This is the standard for most 'standard occupation contracts' started after December 1, 2022. For older contracts, you may only be entitled to two months' notice during a transitional period.
• Eviction for breach of contract (for example, serious rent arrears): Shorter notices are allowed if you have broken your contract's terms, but landlords must still serve official notice and usually need a court order to remove you.
• Serious grounds (anti-social behaviour or criminal acts): In rare urgent cases, such as severe anti-social behaviour, a landlord can apply to the court for possession with shorter notice—but you must still be told in writing and have the right to a court hearing.

You can find a detailed breakdown of notice periods for different situations on the Renting Homes Wales: Your landlord wants you to leave guidance from the Welsh Government.^[2]

Common Notice Forms and What They Mean

• Section 173 Notice (No-fault / end of contract): Landlords use this to ask you to leave at the end of your standard occupation contract. This must give you at least six months' notice (for new contracts).
  See Welsh Government model forms.
• Section 168 Notice (Breach of contract): Used if you have broken the terms of your occupation contract, such as falling into arrears. Different notice periods apply based on the seriousness of the breach.
  Practical example: If you have not paid your rent for two months, your landlord may serve a Section 168 notice, stating what rule you broke and what notice period applies.

All notices must be given in writing and explain why you are being asked to leave. If you have questions about the document you received, compare it to official model notices or seek advice from a renter support group.

When Can Eviction Happen Without Standard Notice?

Almost never. The Renting Homes (Wales) Act 2016 requires written notice in all usual cases. There are limited exceptions:

• Occupier not protected by the act: For example, lodgers living with their landlord might not qualify for these protections.
• Emergency evictions: A landlord may apply to court for an accelerated eviction order following serious criminal activity or dangerous behaviour. However, even in these rare cases, written notice and a court process are needed.

For a full list of exceptions, see the official exceptions in the Renting Homes (Wales) Act 2016.

The Role of the Tribunal: Where Disputes are Heard

If you receive a notice to leave and want to challenge it, the case usually goes to the civil courts. In Wales, housing cases relating to notice, possession, and disputes are handled by the County Court in Wales.^[3]

Filing a Complaint or Challenging Eviction

If you think you've been asked to leave unfairly or received the wrong notice, you can:

• Check the notice against the relevant forms and required notice periods (see model forms above).
• Send a written response to your landlord stating why you think the notice is invalid.
• If necessary, defend your case in County Court, bringing any evidence or advice received.

You can find County Court contact details on the official court and tribunal finder.

Official Forms for Eviction in Wales

• Section 173 Notice – Standard No-Fault Notice: For landlords seeking to end a contract without reason after the minimum occupation period. See Welsh Government model Section 173 notice form.
• Section 168 Notice – Notice for Breach of Contract: Used to notify you of a breach, such as rent arrears. Must state grounds.
  Action: If you receive this, review the grounds and seek advice quickly.

More official forms and templates can be accessed via the Welsh Government occupation contract forms hub.

FAQ: Renters' Eviction Rights in Wales

1. Can I be evicted without any written notice from my landlord?
   Generally, no. Landlords must serve you a written notice using approved forms and follow legal procedures unless you are excluded (for example, a lodger). Illegal eviction is a criminal offence.
2. What should I do if I receive an eviction notice?
   Check the notice for the correct type (Section 173 or Section 168), proper time periods, and grounds. Contact Shelter Cymru or your local council for support if the notice seems incorrect or you need help responding.
3. How much notice am I entitled to under Welsh law?
   For most no-fault evictions (under Section 173), you must be given at least six months' notice if your contract started after 1 December 2022. Shorter notices can apply for serious breaches.
4. Who decides if an eviction is legal or not?
   Disputes over eviction notices are usually decided by the County Court in Wales. Both you and your landlord will have the chance to present your case if it reaches court.
5. What official guidance can I consult for my rights?
   Useful guides and full legislation are available from the Welsh Government and the Renting Homes (Wales) Act 2016.

Key Takeaways for Welsh Renters

• Eviction without notice is generally not allowed under Welsh law—you must be served a proper written notice and have time to respond.
• Main notice forms are Section 173 (no-fault) and Section 168 (breach) – always check if you receive these and know your response options.
• If challenged, eviction cases go before the County Court, and renters have clear legal rights of defence.

If in doubt, get free and confidential advice from Shelter Cymru or your local council for support.

Need Help? Resources for Renters

• Welsh Government: Your Landlord Wants You to Leave – Official advice on eviction and notice periods.
• Welsh Government Model Written Statements – See example notice forms.
• Shelter Cymru – Free housing advice and support for renters across Wales.
• Find a County Court in Wales – For dispute hearings or challenging a notice.

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1. Renting Homes (Wales) Act 2016 – Full text of legislation
2. Welsh Government: Renting Homes – Eviction and Notice Guidance
3. County Court – Housing Possession Cases

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