Landlord Renewal Refusal Rules for Welsh Renters
If you’re renting in Wales, understanding your rights when your agreement is up for renewal is vital. The law in Wales has changed in recent years, so knowing where you stand if your landlord decides not to renew your contract helps you to plan and protect yourself from unexpected disruption.
Understanding Renting Homes in Wales
Since 1 December 2022, most renting arrangements in Wales have been governed by the Renting Homes (Wales) Act 2016[1]. Landlords now offer what's called an "occupation contract" instead of a traditional tenancy agreement. There are two main types for private renters:
- Standard occupation contract: Most private renters have this type.
- Secure occupation contract: More common in council or housing association housing.
When your fixed term ends, your landlord must follow strict notice rules if they do not wish to renew.
Can My Landlord Refuse to Renew My Contract?
Yes, a landlord in Wales can choose not to renew your fixed-term standard occupation contract, as long as they follow the correct legal process. This usually means giving you proper written notice using the required form and reason (if applicable). Landlords are not obliged to renew unless a contract or agreement says otherwise.
Notice Requirements for Ending a Contract
For most private renters, if your landlord chooses not to renew, they must:
- Give at least 6 months’ written notice using the correct form if ending a periodic contract (after a fixed term).
- Cannot issue a ‘no fault’ notice during the fixed term or within the first 6 months of the contract.
- Only evict using certain “grounds” (reasons) such as rent arrears, anti-social behaviour, or breach of contract.
Remember: If your contract is due to end and the landlord wants you to leave, they must follow the law. You cannot be asked to leave without proper notice.
Official Notice Forms Used in Wales
-
RHW17 – Notice under section 173 for no-fault eviction:
Access the RHW17 Notice form
Example: If your fixed-term standard occupation contract has ended and your landlord does not wish to renew, they should serve you the RHW17 form giving at least 6 months' notice. -
RHW23 – Notice for breach of contract:
Access the RHW23 Notice form
Example: If the landlord alleges you have broken contract terms, they might serve an RHW23 notice. The notice period can be much shorter, depending on the reason (for example, serious rent arrears or anti-social behaviour).
Your Rights if Your Landlord Won’t Renew
Even if your landlord won’t renew, you’re protected from illegal eviction. You do not have to leave immediately and you have the right to:
- Stay in the property until the notice period ends.
- Challenge an invalid or incorrect notice through the Residential Property Tribunal Wales[2].
- Seek advice if you believe the reason is discriminatory or retaliatory.
- Receive your deposit back according to rules set out by your deposit protection scheme.
If you believe the process has been unfair or not followed correctly, you can get help from official bodies or seek independent advice.
What Happens if You Don’t Move Out?
If you do not leave by the end of the notice period and the landlord wants the property back, they must apply to court for a possession order. You cannot be removed without a court order.
How to Respond if Faced with Non-Renewal
- Review the notice: Confirm it’s valid, correctly completed, and with the right notice period.
- Check your contract and deposit protection: Are all legal requirements met?
- Contact the landlord (in writing): If you wish to discuss or request an extension, communicate clearly and save all correspondence.
- Seek support: Organisations such as Shelter Cymru can give free advice.
- If in doubt, challenge or appeal: The Residential Property Tribunal Wales can consider disputes.
It’s often possible to negotiate extra time if you need it or to resolve misunderstandings before formal proceedings begin.
- Can my landlord refuse to renew without reason in Wales?
Yes, at the end of a fixed-term standard occupation contract, a landlord can refuse to renew without giving a reason, but they must use the official RHW17 notice and give at least 6 months’ warning. - What official notice must my landlord use to end my tenancy in Wales?
Your landlord should use the RHW17 form for no-fault notices or the RHW23 form for contract breaches. - What should I do if I believe the notice is invalid?
You can challenge the notice or process through the Residential Property Tribunal Wales or seek specialist advice from Shelter Cymru or your local authority. - Does my landlord have to explain why they won't renew?
No, unless they are evicting you for a specific breach or using a ground that requires explanation. ‘No fault’ notices (RHW17) don’t need a reason. - Can I be removed without a court order if my landlord refuses to renew?
No. Even after the notice expires, your landlord must apply to court for a possession order if you haven't left voluntarily.
Need Help? Resources for Renters
- Welsh Government: Housing – Official tenant and landlord guidance for Wales.
- Shelter Cymru – Provides free, expert advice and support for renters facing eviction or housing issues.
- Residential Property Tribunal Wales – Handles tenancy disputes and appeals against eviction notices.
- GOV.UK: Eviction from a privately rented home – Guidance for tenants across UK nations.
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 & CompensationRelated Articles
- Understanding Tenancy Types for Renters in Wales · June 29, 2025 June 29, 2025
- Understanding ASTs and Renting Laws in Wales · June 29, 2025 June 29, 2025
- Understanding Fixed-Term and Rolling Tenancies in Wales · June 29, 2025 June 29, 2025
- Are Verbal Tenancy Agreements Legal in Wales? · June 29, 2025 June 29, 2025
- Understanding Sole and Joint Tenancy Agreements in Wales · June 29, 2025 June 29, 2025
- Adding Someone to a Tenancy Agreement in Wales: A Step-by-Step Guide · June 29, 2025 June 29, 2025
- Removing a Joint Tenant in Wales: Your Practical Options · June 29, 2025 June 29, 2025
- When Your Tenancy Ends in Wales: What Renters Need to Know · June 29, 2025 June 29, 2025
- Key Clauses to Watch in Welsh Tenancy Agreements · June 29, 2025 June 29, 2025
- Changing Tenancy Terms in Wales: What Renters Should Know · June 29, 2025 June 29, 2025