Landlord Equality Law Duties: Guide for Renters in Wales

If you rent a home in Wales, it's important to know what the law says about discrimination and landlord responsibilities. This guide explains how equality law protects renters, what landlords must do, and where to get help if your rights aren’t being respected.

Equality Act 2010: What It Means for Welsh Renters

The Equality Act 2010 applies across Wales. This law makes it illegal for landlords to discriminate against anyone because of certain “protected characteristics”, including:

• Disability
• Race or nationality
• Sex or sexual orientation
• Religion or belief
• Gender reassignment
• Pregnancy or maternity
• Age

Landlords must never treat you unfairly when:

• Renting out a property or deciding who can rent
• Setting terms and conditions for your tenancy
• Dealing with repairs and maintenance requests
• Ending or renewing a tenancy

Reasonable Adjustments for Disabled Renters

If you have a disability, your landlord must consider ‘reasonable adjustments’ to help you use and enjoy your home. These might include allowing minor changes like installing grab bars or letting you use an assistance dog—even if pets aren’t usually allowed.

Your Landlord’s Legal Responsibilities in Wales

In Wales, landlords must follow the Renting Homes (Wales) Act 2016, along with the Equality Act. Key duties include:

• Not discriminating in any aspect of the rental process
• Ensuring common areas (like hallways or shared gardens) are accessible and safe for everyone
• Responding appropriately to complaints about harassment or discrimination by neighbours or staff

Official Forms: Making a Formal Complaint

If informal requests do not resolve an equality issue, you can make a formal complaint. There isn’t a single Wales-wide equality complaint form, but the first place to start is with your landlord’s or letting agent’s official complaints procedure.

• Housing Ombudsman Service Complaint Form:
  Use this form to escalate a complaint if your landlord is a housing association or local council.
  Example: If you've asked your landlord to allow a minor adaptation and they refuse without a valid reason, submit details and evidence using the complaint form.
• County Court Claim Form (Form N1):
  Form N1 Claim Form is used if you decide to take legal action for discrimination under the Equality Act 2010.
  Example: If you experience direct discrimination and informal complaints don't work, you can submit Form N1 to your local County Court explaining your case.

The official tribunal handling housing disputes and unlawful discrimination complaints in Wales is the Residential Property Tribunal for Wales. For equality and accessibility matters that remain unresolved after complaint, court action may be necessary.

How to Take Action if You Experience Discrimination

• Step 1: Keep detailed notes of incidents, including dates and who was involved.
• Step 2: Submit a written complaint to your landlord or letting agent using their formal process.
• Step 3: If unresolved, escalate to the Housing Ombudsman Service or contact your local council.
• Step 4: For serious or ongoing discrimination, consider applying to the County Court using Form N1.

Gathering evidence (such as emails and photographs) will help your case if you move forward with a tribunal or court claim.

For more on discrimination and accessibility, visit the Discrimination: Your Rights – GOV.UK page.

Frequently Asked Questions

1. Can my landlord refuse to rent to me because of a disability?
   No. Under the Equality Act 2010, it is unlawful for landlords in Wales to refuse to rent or treat you unfairly because you have a disability.
2. What counts as a reasonable adjustment?
   Reasonable adjustments can include physical changes (like ramps, grab bars), changing policies (allowing an assistance dog), or providing information in accessible formats. The law expects landlords to agree to reasonable — not excessive — changes.
3. What should I do if I think I’m being discriminated against?
   Start by raising your concerns in writing with your landlord or letting agent. Keep records. If you’re still unhappy, you can escalate to the Housing Ombudsman or, in serious cases, take legal action using Form N1.
4. Can I be evicted for asking for a reasonable adjustment?
   No. It is unlawful for a landlord to evict you or threaten you because you’ve asked for a reasonable adjustment covered by the Equality Act 2010.
5. Which tribunal handles housing and equality complaints in Wales?
   The Residential Property Tribunal for Wales deals with many housing disputes. For discrimination, local County Courts can also hear claims under the Equality Act.

Key Takeaways for Renters in Wales

• Your landlord must never discriminate against you due to a protected characteristic under the Equality Act 2010.
• If you are disabled, you have the right to request reasonable adjustments in your rented home.
• If you face discrimination, you can complain formally and take legal action. Use the right procedure and keep good records.

Knowing your rights helps you enjoy your home and take action if needed.

Need Help? Resources for Renters

• Residential Property Tribunal for Wales: Handles housing disputes in Wales.
• Housing Ombudsman Service: Free support with disputes against social landlords.
• GOV.UK: Discrimination – your rights
• Welsh Government: Housing
• Official court forms for civil cases (including Form N1)

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1. Equality Act 2010 – Full Text
2. Renting Homes (Wales) Act 2016
3. Housing Ombudsman Service Complaint Form
4. Form N1 Claim Form (County Court application)
5. Residential Property Tribunal for Wales

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