Eviction Rules for Shared Room Renters in Wales

If you rent a room in a shared house or flat in Wales, you have important rights and protections regarding eviction. Whether you’re a lodger, in a house in multiple occupation (HMO), or have a written or verbal agreement, it’s crucial to know what steps landlords must legally take if they ask you to leave. This guide explains the eviction process, your rights as a renter in Wales, and practical actions you can take if you're facing eviction.

Your Rights in Shared Housing and HMOs

Most renters in shared housing in Wales have security under the Renting Homes (Wales) Act 2016^[1]. This is the main law governing tenancies and occupation contracts in Wales as of 2024.

• Standard occupation contract: This is the most common agreement for renters in shared housing or HMOs.
• Lodgers: If you share living space (like a kitchen) with your landlord, you are likely a lodger and have fewer rights than tenants.
• Notice periods: The required notice and procedure depend on your contract type and the reason for eviction.

Understanding your contract type is the first step to knowing your rights.

How Can You Be Evicted from a Shared Room?

Landlords must follow the law strictly to evict you from a shared room in Wales. For renters with a standard occupation contract in an HMO or shared house, this usually involves:

• Serving proper written notice (the notice period varies—see below).
• Using official forms and procedures.
• Applying to the court (if you don’t leave after the notice expires).

Eviction Notices in Wales

Your landlord must give you notice in writing. The most common types of notice are:

• Section 173 Notice (No Fault Eviction): This notice allows landlords to end a standard occupation contract for no specific reason.
  Notice period: Usually 6 months for contracts starting after 1 December 2022, but can be 2 months for older contracts.
  Read official Welsh Government guidance on Section 173 Notices.
• Section 186 Notice (Serious Breach): Used if you seriously breach your contract, such as not paying rent.
  Notice period: Often 1 month, but could be shorter for anti-social behaviour.
  See Section 186 details.
• Lodgers: If you are a lodger, the notice required is generally "reasonable"—often equivalent to your rent period.

Official Forms Used

• RHW17 Form (Notice to End Contract): Landlords must use this form for Section 173 notices.
  Practical example: If your landlord wants you to leave for no reason, they must fill out Form RHW17 and give you a copy.
  Download the RHW17 Notice form.
• N5 Claim for Possession of Property: If you do not leave after notice expires, landlords can apply to the court using Form N5.
  Example: You receive a Section 173 notice but do not leave—your landlord applies to the court with Form N5.
  See official Form N5 information.

If You Receive an Eviction Notice

If you get a written notice to leave, take these steps:

• Check the notice is on the correct form and gives the proper notice period.
• Contact Shelter Cymru or your local council for advice.
• Do not leave immediately—verify your rights first.

If you believe your landlord has not followed the legal process, you may be able to challenge the eviction in court.

The Role of the Residential Property Tribunal Wales

In most cases, the Residential Property Tribunal Wales deals with disputes about rent, repairs, and housing conditions, but eviction cases go through the courts. However, you can apply here for certain disputes in HMOs and to challenge some notices.

Can a Lodger Be Evicted Differently?

If you live in your landlord's home as a lodger and share spaces like the kitchen or bathroom, your landlord can generally evict you with "reasonable notice"—often the length of your rental period (such as one week if you pay rent weekly).

• Lodgers are not protected by the Renting Homes (Wales) Act 2016 in the same way as contract holders.
• Only the police or court bailiffs can physically remove you; your landlord cannot use force.

Check your written or verbal agreement for details, or seek free advice.

FAQ: Eviction from Shared Rooms in Wales

1. Can my landlord evict me without notice in a shared house?
   No. If you have a standard occupation contract, your landlord must give you the correct written notice and follow the legal process.
2. How much notice does my landlord have to give me if I rent a shared room?
   Usually six months for a Section 173 (no fault) notice, though this can vary if your contract started before December 2022 or if there is a serious reason.
3. Do I have to leave when I get the eviction notice?
   No. You do not have to leave until a court grants a possession order and you are told to leave by bailiffs.
4. What can I do if I think my eviction notice is invalid?
   Contact Shelter Cymru or your local council for advice. You can challenge invalid notices in court.
5. Do different rules apply if I am a lodger?
   Yes. Lodgers generally have fewer rights, but your landlord must still give you reasonable notice and cannot remove you by force.

Conclusion: Key Takeaways for Renters

• Eviction rules depend on your contract: standard occupation contract holders have strong legal rights, while lodgers have more limited protection.
• Landlords must use official notice forms and follow correct notice periods—seek advice if unsure.
• You do not have to leave until a court orders you to do so, except for genuine lodgers.

Always check your notice and seek professional support early if you’re served with eviction papers.

Need Help? Resources for Renters

• Shelter Cymru: Free specialist advice for renters in Wales.
• Gov.uk: Eviction Processes in Wales
• Residential Property Tribunal Wales: Handles tenancy, rent, and housing condition disputes.
• Welsh Government Renter FAQs
• Contact your local council housing team for emergency support or if you are at risk of homelessness.

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1. [1] Renting Homes (Wales) Act 2016 - official legislation
2. RHW17: Notice to end contract (Welsh Government)
3. Residential Property Tribunal Wales
4. N5: Claim for Possession (Gov.uk)

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