What Form RHW12 means
Form RHW12 is a notice of variation of rent under the Renting Homes (Wales) Act 2016. A landlord generally uses it to notify a contract-holder of a new rent under a periodic standard contract. The notice should identify the property, the current rent, the proposed rent and the date when the change is intended to take effect.
The notice is not the same as a possession notice or eviction notice. Receiving an RHW12 does not, by itself, end your contract. However, failing to respond or missing the tribunal deadline can make it harder to challenge the proposed amount.
Check whether the notice is valid
Read the whole RHW12 and compare it with your written statement and rent records. For a periodic standard contract, the landlord should normally give at least two months' notice before the increased rent starts. Check the dates carefully, because an incorrect notice period or missing information may be relevant to a challenge.
- Confirm that the notice identifies you, the property and the proposed new rent.
- Check that the proposed start date allows the required notice period.
- Compare the new amount with your current rent and calculate the increase in pounds and percentage terms.
- Keep the envelope, email, text message or other record showing when the notice was received.
Can a tenant challenge the increase?
Under the Renting Homes (Wales) Act 2016, a contract-holder can ask the Residential Property Tribunal for Wales to determine the rent in the circumstances allowed by the legislation. The tribunal is independent and can consider whether the proposed rent is above the level that should be payable for the contract. The relevant legislation is the Renting Homes (Wales) Act 2016, alongside the wider principles found in the Housing Act 1988 and Rent Act 1977 where those older regimes remain relevant to particular tenancies.[1]
The tribunal is usually the Residential Property Tribunal for Wales, also called the Residential Property Tribunal Wales. Its official information explains the application process and provides current forms. You can review the Residential Property Tribunal Wales guidance before deciding whether to apply.
Do not assume that a disagreement about affordability alone guarantees a reduction. Evidence about local rents, the condition and facilities of the property, the contract terms and any unusual features is more useful than simply saying that the increase is difficult to pay.
Deadlines for challenging a rent increase
Check the date you received the RHW12 and the date on which the new rent is stated to begin. Welsh guidance commonly gives a contract-holder a limited period to refer a proposed rent to the tribunal, so act promptly and confirm the current deadline directly with the tribunal or its application guidance. Keep proof of submission and ask for written confirmation that your application was received.
- Write down the date the RHW12 arrived and the date the proposed rent starts.
- Check the current tribunal deadline before sending an application.
- Submit the correct application form and any required fee or fee-remission request.
- Save a complete copy of the application and every document sent with it.
Evidence to include
Build a short, organised bundle rather than sending unrelated material. Explain why the proposed rent is unsuitable and support each important point with a document, photograph or reliable comparison.
- A copy of Form RHW12 and your written statement or contract.
- Rent receipts, bank records or payment statements showing the current rent.
- Examples of comparable Welsh properties with similar size, location, condition and facilities.
- Photographs and repair records showing disrepair, missing facilities or habitability problems.
- Emails or letters showing attempts to discuss the increase with the landlord.
Market comparisons should be genuinely similar. A much larger property, a different area or a home with substantially better facilities may not provide a useful comparison. If the property has serious repair problems, report them through the normal repair process as well as mentioning them in your rent evidence.
Official forms and what they do
RHW12: Notice of variation of rent
The landlord uses RHW12 to notify the contract-holder of a proposed rent change. As a tenant, use your copy to check the amount, effective date and information supplied. For example, if your rent is £800 per month and the form proposes £900 from a stated date, keep the form and calculate the £100 increase before deciding whether to negotiate or apply to the tribunal. The Welsh Government's official Renting Homes guidance provides the current RHW12 information and landlord forms.[2]
RPT1: application to the tribunal
RPT1 is the application form used for a rent determination under the relevant Renting Homes provisions, where the current tribunal guidance requires that form. Use the latest version supplied by the Residential Property Tribunal Wales, not an old copy downloaded from an unrelated website. For example, a contract-holder who received an RHW12 and believes the proposed rent is above the appropriate market level can complete the application, attach the notice and evidence, and submit it using the tribunal's instructions.[3]
Check the tribunal's current form list before filing because forms, fees, addresses and submission methods can change. If you are unsure whether RPT1 is the correct application for your contract, contact the tribunal office and describe the notice you received.
What to do if the landlord demands the higher rent
Write promptly and calmly. Say that you have received the RHW12, identify any issue with the notice and explain whether you are seeking clarification, negotiation or a tribunal determination. Do not stop paying rent without advice, because arrears can create a separate problem. If you cannot afford the proposed amount, seek urgent housing or money advice and ask whether you may qualify for help with rent.
- Continue making the payments you are responsible for and keep proof of each payment.
- Send written questions about the proposed amount and keep the landlord's response.
- Do not sign a new agreement or surrender your contract merely because you are asked to accept the increase.
- Seek prompt support if you receive an arrears warning, possession notice or court document.
Frequently Asked Questions
- What is Form RHW12?
- Form RHW12 is a notice of variation of rent used by a landlord to tell a contract-holder about a proposed rent change under the Renting Homes (Wales) Act 2016.
- How long do I have to challenge an RHW12?
- The time limit depends on the relevant Welsh housing procedure and the date of the notice, so check the current Residential Property Tribunal Wales guidance immediately and keep proof of when you received and submitted documents.
- Can my landlord evict me for challenging a rent increase?
- Challenging a rent increase does not automatically end your contract, but a landlord may still use a lawful possession process for a separate reason if the legal requirements are met.
- Should I stop paying rent while the challenge is considered?
- No, do not stop paying rent without tailored advice because unpaid rent may lead to arrears and create additional legal risks.
How-To
- Read the RHW12 and compare its rent, dates and details with your contract.
- Check the notice period and the current tribunal deadline.
- Complete the latest tribunal application form, such as RPT1 where applicable.
- Attach the notice, rent records, market comparisons and repair evidence.
- Submit the application to the Residential Property Tribunal Wales and follow its hearing instructions.
Help and Support / Resources
- Welsh Government Renting Homes guidance for contract-holder and landlord information.
- Residential Property Tribunal Wales for applications, forms and contact details.
- Welsh Government housing support for housing policy and local support information.
