How to Challenge a High Rent in Wales: Your Rights and Options

If you're renting in Wales and feel your rent is too high, or you've recently received a rent increase that feels unfair, you have legal protections. Understanding your rights is the first step to taking action about high rent or rent increases in Wales. This guide offers clear steps, official resources, and practical advice to help you challenge a high rent or increase, in line with Welsh housing law.

Understanding Rent Increases and High Rent in Wales

Most private renters in Wales now hold an 'occupation contract' under the Renting Homes (Wales) Act 2016. Landlords can generally set the initial rent, but after that, strict rules apply when it comes to raising your rent.

• Landlords can usually only increase rent once every 12 months for secure and standard occupation contracts.
• They must give at least two months’ written notice using a formal document called a Section 13 Notice (Form RHW12).
• Rent increases cannot be backdated.

Renters can still challenge a rent that they believe is excessively high through an independent process.

How to Challenge a Rent Increase or High Rent

If you receive a proposed rent increase, you do not have to accept it automatically. Here’s what you can do:

1. Check the Validity of the Rent Increase Notice

• Did your landlord use the correct Section 13 Notice (Form RHW12)?
• Was it delivered at least two months before the new rent is due to begin?
• Are you being asked to pay backdated rent or was your contract changed less than a year ago?

If the notice is faulty or you’re unsure, ask your landlord to clarify or seek support (see resources below).

2. Responding to Rent Increases: How to Object

• Legally, you can challenge the proposed rent increase if you think it is above the market rent for similar properties in your area.
• This must be done before the new rent is due to start—within the notice period.

3. Applying to the Rent Assessment Committee (Residential Property Tribunal Wales)

If you and your landlord cannot agree, you have the right to apply to the independent Residential Property Tribunal Wales (also known as the Rent Assessment Committee) to settle the matter.

Official Form:
Form: Rent Assessment Application (for Rent Increases)

• When to use: After receiving a valid rent increase notice (Form RHW12), and if you wish to challenge the amount before it takes effect.
• How to use: Complete the official Rent Assessment Application Form and send it to the Residential Property Tribunal Wales within the timeframe stated in the notice (before the rent increase starts).

The Tribunal will review your case, compare your rent with similar properties in the area, and can set a fair market rent amount.

What the Tribunal Will Consider

• Rents for similar properties nearby
• The age, size, state of repair, and facilities of your property
• Any significant differences between your home's features and others in your area

The Tribunal's decision is legally binding for both you and your landlord. This provides an independent and fair resolution.

Summary of Your Action Steps

• Carefully read and check the rent increase notice for errors
• Write to your landlord if you disagree, explaining your reasons
• If unresolved, submit a Rent Assessment Application to the Tribunal using the correct form and on time
• Gather any evidence, such as adverts for similar local properties, to help your case

Frequently Asked Questions

1. Can my landlord raise my rent more than once a year in Wales?
   No, under the Renting Homes (Wales) Act 2016, landlords can only raise rent once every 12 months for standard and secure occupation contracts.
2. How do I know if my rent is too high?
   Compare your rent with similar properties in your area. Local council websites or property search engines can help. If you feel it’s above the going rate, you can challenge it through the Tribunal.
3. What happens if I do nothing after receiving a rent increase notice?
   If you do not dispute the increase or apply to the Tribunal before the new rent starts, you will be expected to pay the higher rent, and it becomes legally binding.
4. Is there a fee to challenge a rent increase in Wales?
   As of 2024, there is no Tribunal fee to apply for a rent assessment for private occupation contracts.
5. Can I be evicted for challenging my rent?
   It is unlawful for a landlord to evict you in retaliation for challenging your rent through the proper legal process. If you experience problems, seek support from national advice services immediately.

Conclusion: Key Takeaways for Renters in Wales

• You have the right to challenge high or unfair rent increases through official channels.
• Use the correct forms and act before the new rent is due to begin.
• Help is available from the Residential Property Tribunal Wales and national advice services if you need support.

Need Help? Resources for Renters

• Residential Property Tribunal Wales — handles rent challenges and disputes.
• Welsh Government Housing Advice — official guidance and information.
• Shelter Cymru — free advice on rent increases and tenant rights.
• UK Government: Private Renting — Rent Increases

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1. Renting Homes (Wales) Act 2016
2. Residential Property Tribunal Wales
3. Guidance: Rent increases and notices under the Renting Homes (Wales) Act

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