Landlord Permission for Repairs in Wales: Your Rights Explained

Knowing if your landlord in Wales can enter your home to carry out repairs without your permission is crucial for protecting your privacy and legal rights. Understanding the law around repairs and access will help you feel confident about what’s allowed, and what steps to take if boundaries are crossed.

Your Rights: Landlord Access for Repairs in Wales

Welsh law requires your landlord to keep your home safe and in good repair. However, your landlord is not entitled to enter your rented property whenever they wish—even for repairs or inspections. You have the right to quiet enjoyment of your home.

When Can Repairs Be Done in Your Home?

• Your landlord must give you at least 24 hours' written notice before accessing the property for repairs, inspections, or safety checks.
• Entry should be at a reasonable time. This means during normal daytime hours unless you agree otherwise.
• In most cases, you can refuse permission if the time or date isn’t suitable, and suggest an alternative.

The Welsh Government guidance on landlord responsibilities explains your rights to notice and privacy.

Are There Exceptions? Emergency Access

• If there is an emergency—such as a fire, major water leak, or gas leak—your landlord can enter without notice to deal with the immediate risk.
• ‘Emergencies’ are defined as situations where waiting for permission would cause significant harm to property or people.

Anything outside an emergency still requires notice and, in most cases, your agreement for entry.

What the Law Says: Renting Homes (Wales) Act 2016

Since December 2022, most renting situations in Wales are governed by the Renting Homes (Wales) Act 2016.^[1] Under this law:

• Landlords must repair the structure and exterior, supply basics like heating and water, and maintain any appliances they provide.
• They must give 24-hours’ written notice to enter for repairs or inspections (unless it’s an emergency).
• They cannot enter your property just because they wish to—even if they own it.

For your official contract, check your Occupation Contract (which replaced most tenancy agreements in Wales as of July 2022). This contract should clearly state access rules.

Forms: Practical Steps if a Landlord Ignores Permission Rules

• Notice of Breach Form: If your landlord enters without proper notice or your consent (except in an emergency), you may issue a written complaint. While there is no specific government form for this in Wales, you can write directly to the landlord referencing the Renting Homes (Wales) Act 2016 (Section 222, Quiet Enjoyment).
• Making a Complaint to Rent Smart Wales: For continued breaches, complaints can be lodged with Rent Smart Wales, the official licensing authority for landlords and agents.
• Application to the Residential Property Tribunal Wales: If your landlord persists, you may apply to the Residential Property Tribunal Wales for resolution. Check the official tribunal forms and guidance for process instructions.

Example: If your landlord enters for repairs without notice, you could send a written complaint. If the issue is not resolved, apply to the tribunal using their guidance on breaches of occupation contracts.

Summary of Access Rules

• Landlord repairs must be carried out with your consent, after reasonable notice.
• Only emergencies justify entry without your agreement.
• Unlawful entry can be challenged using official complaint routes.

Familiarising yourself with your occupation contract and official government guidance will make handling these situations easier.

FAQs: Repairs and Landlord Access in Wales

1. Can my landlord send workers or contractors for repairs without telling me?
   If it is not an emergency, your landlord must give you at least 24 hours’ written notice before anyone enters your home for repairs or inspections.
2. What happens if my landlord keeps coming in without my permission?
   You can make a formal complaint in writing, contact Rent Smart Wales for help, or make a claim to the Residential Property Tribunal if your rights continue to be violated.
3. Does it count as emergency access if my landlord says repairs are ‘urgent’ but does not explain why?
   Only genuine emergencies—like fire, flooding, or major safety hazards—allow entry without notice. ‘Urgent’ does not mean ‘emergency’ unless there’s immediate risk.
4. How do I complain if repairs are done without my agreement?
   Start with a written complaint to your landlord. If this does not resolve things, escalate to Rent Smart Wales or apply to the Residential Property Tribunal Wales.
5. Where can I read the law that covers repairs and access rights in Wales?
   You can read the full Renting Homes (Wales) Act 2016 on the official legislation site.

Need Help? Resources for Renters in Wales

• Welsh Government: Repairs and responsibilities overview
• Rent Smart Wales: landlord and tenant complaints and registration
• Shelter Cymru repairs and access advice
• Residential Property Tribunal Wales: Dispute resolution and tribunal applications

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1. Renting Homes (Wales) Act 2016 – The main legislation for renting and access rights in Wales
2. Welsh Government: Landlord responsibilities and repairs
3. Rent Smart Wales: The licensing authority for landlords and agents in Wales
4. Residential Property Tribunal Wales: Handles tenancy contract disputes

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