Eviction Timelines for Renters in Wales: What to Expect

If you are renting in Wales and have received an eviction notice, it’s vital to understand the steps involved and how long the process may take. Eviction is a formal procedure governed by Welsh law, and the timeframe can vary depending on the type of notice, court delays, and whether you challenge the eviction. This guide will explain each key stage, official forms, and provide practical advice for renters in Wales.

Eviction Basics in Wales

Most renters in Wales have either an 'occupation contract' since 1 December 2022 (under the Renting Homes (Wales) Act 2016) or an older type of tenancy. Eviction rules and timescales depend on your contract and the notice your landlord serves.

Types of Eviction Notices

• No-fault eviction (Section 173 notice): The most common for standard contracts; your landlord does not need to prove a reason. You must be given at least 6 months’ notice.
• Serious rent arrears (Section 186 notice): If you owe at least 2 months’ rent, you must be given at least 14 days’ notice.
• Antisocial behaviour or breach of contract (other grounds): For breaches, at least one month’s notice is required, but could be shorter for severe issues.

If your landlord started eviction before December 2022, you may have received a Section 21 or Section 8 notice under the old rules.

Eviction Timelines: Step-by-Step

The overall process usually involves several stages. Timescales may vary if you raise a defence, court schedules are delayed, or your landlord makes errors in paperwork.

• Notice period — Weeks or months, depending on notice type (often 6 months for Section 173, 14 days for serious arrears).
• Court application — If you do not leave by the notice date, your landlord must apply for a possession order. Court hearings can take several weeks to months to arrange.
• Possession hearing — After the hearing, if the court grants an order, you typically get 14 days (sometimes longer) before you must leave, unless postponed by the judge.
• Bailiff eviction — If you do not leave by the date on the order, your landlord must request a warrant for eviction. Bailiff appointments may take 2–8 weeks to arrange, depending on court backlog.

From notice to bailiff eviction, the total process in Wales can take 7–9 months or longer in some cases.

Official Forms Used in the Eviction Process

• Occupation Contract Eviction Notice (Section 173 or 186 notice)
  This is provided in writing by your landlord. For practical examples and templates, see the Welsh Government's official Eviction process guidance.
  Example: If your landlord wants to end your contract after the fixed term, they must serve a Section 173 notice, giving you at least 6 months.
• Form N5B Wales - Claim for Possession
  This is the official court form used by landlords to start accelerated possession proceedings if you do not leave after the notice period. Details can be found on the Gov.uk Form N5B Wales page.
  When it’s used: If you remain after the notice expires, your landlord may apply to court using this form to seek possession. You will receive copies and an opportunity to respond.
• Form N11B Wales - Defence to Possession Claim
  This is the tenant’s form for defending a possession claim in court. Access full details via the official Form N11B Wales guidance.
  Practical example: If you believe the landlord did not follow correct procedures, you can fill out this form to explain your situation to the court.

Who oversees evictions in Wales? The courts and bailiffs managed by HM Courts & Tribunals Service handle residential possession proceedings in Wales.

What Can Renters Do During the Process?

During the notice and court stages, renters have specific rights and options:

• Check that your notice is valid and uses the correct form
• Contact your local council’s housing department if you risk homelessness
• File a defence if you have legal grounds (e.g., disrepair, incorrect notice, vulnerable occupants)
• Seek advice from Shelter Cymru or Welsh Government housing support

Most importantly, do not leave your home until ordered by the court or bailiff, unless you have alternative accommodation arranged and it is safe to do so.

FAQ: Eviction Timelines and Your Rights in Wales

1. How much notice must my landlord give for eviction in Wales?
   For most standard contracts since December 2022, you must get at least 6 months’ notice (Section 173). In cases of serious rent arrears, the minimum is 14 days, but specifics can vary depending on the reason.
2. Can my landlord evict me faster if I owe a lot of rent?
   Yes — if you owe at least two months' rent, a Section 186 notice requires a minimum 14-day notice. After this, the process still includes court steps which take extra time.
3. What if I disagree with the eviction notice?
   You can defend yourself using the Form N11B Wales when the case goes to court. If you believe the notice is invalid or your landlord did not follow the correct process, raise your defence as soon as possible.
4. Do I have to leave immediately after the court makes an order?
   No. Most possession orders specify a date (usually 14 days after the hearing) by which you should leave, unless the judge allows more time in special circumstances.
5. Where can I check if my eviction notice is valid?
   The Welsh Government offers detailed guidance on evicting contract-holders, including notice requirements and downloadable templates.

Key Takeaways: Eviction Timelines in Wales

• Most evictions take several months from notice to bailiff removal—longer if you defend or the landlord makes mistakes.
• Landlords must use official procedures, forms, and legal timescales to evict occupiers.
• You have rights: check your notice, respond as needed, and seek advice early.

Preparation and early action will help you understand your options and access support if needed.

Need Help? Resources for Renters in Wales

• Welsh Government: Evicting contract-holders – Legislation, notice requirements, official forms, and your rights explained
• HM Courts & Tribunals Service – Court support and possession hearing information
• Shelter Cymru – Free advice on eviction, homelessness, and housing rights
• Welsh Government Housing Support – General help, support grants, and tenant information

---

1. Renting Homes (Wales) Act 2016
2. Welsh Government: Eviction process and notices
3. HM Courts & Tribunals Service
4. Form N5B Wales guidance
5. Form N11B Wales guidance

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation