Recognising Unfair Evictions: Case Examples for Welsh Renters

Worried about being unfairly asked to leave your home in Wales? Understanding what counts as an 'unfair eviction' can help protect your rights. Eviction laws in Wales set out clear procedures for landlords, but these aren't always followed. Knowing the warning signs of unlawful or unfair evictions – and the correct process – is vital for renters who want to feel secure and confident in their home.

What is an Unfair Eviction in Wales?

In Wales, an unfair eviction occurs when a landlord tries to make a renter leave their home without following the correct legal steps. This may include not giving proper notice, not using the correct forms, or having no genuine reason when a reason is needed. Since 1 December 2022, the main law for private and community tenants is the Renting Homes (Wales) Act 2016, which aims to improve security for renters by strengthening eviction rules.^[1]

Examples of Unfair Evictions in Wales

If you’re a contract-holder (the term for tenants under the new Welsh law), you should look out for these common examples:

• No Proper Notice Served: Your landlord must use the correct notice period and form. For example, to end a standard occupation contract with a 'no-fault' eviction, they must give at least 6 months' notice using the prescribed RHW17 form.^[2]
• Eviction Without a Court Order: Even after the notice period, landlords must apply for a possession order through the County Court; they cannot legally change locks or remove you themselves.
• Retaliatory Eviction: If you’ve requested repairs or made a complaint, and your landlord then tries to evict you, this could be seen as unfair and is restricted under Welsh law.
• Discrimination or Harassment: Trying to force you out through intimidation, harassment, or discriminatory behaviour is illegal and can invalidate an eviction.

Unfair evictions may leave renters feeling powerless, but Welsh legislation provides tools to challenge and stop these practices.

Essential Eviction Forms in Wales

Notice by Landlord: End of Standard Occupation Contract (Section 173)

• Form Name/Number: RHW17 Notice by Landlord to End a Standard Contract
• When to Use: Your landlord must use this form to end your occupation contract without alleging a breach – a 'no-fault' eviction. They must give at least six months' written notice.
• Example: If you receive an RHW17 from your landlord, check the notice period and date carefully. If it’s less than six months or another form is used, you may have grounds to challenge it.
• Official RHW17 form and guidance

Notice by Landlord: Serious Rent Arrears (Section 181)

• Form Name/Number: RHW23 Notice by Landlord: Serious Rent Arrears
• When to Use: Landlords must use this when seeking eviction due to serious rent arrears (at least two months behind for monthly rent, or eight weeks for weekly rent).
• Example: If you haven’t fallen this far behind, any attempt to evict you using this form would be unfair and possibly unlawful.
• Official RHW23 form and guidance

Applying to Challenge an Eviction

• If you believe you’re being evicted unfairly, you may defend yourself in the County Court if your landlord applies for possession.
• Contact Rent Smart Wales for advice or to check if your landlord is registered and compliant.

Case Studies: Common Scenarios

Below are illustrative examples (names changed) highlighting key issues for renters:

• Being Asked to Leave After Reporting Disrepair: Sian notified her community landlord about mould. Soon after, she received an RHW17. She reached out to the County Court when her landlord did not follow the correct notice period, helping her delay eviction.
• Eviction Without Notice: Tariq returned to find the locks changed. As no court order had been issued, this ‘self-help’ eviction was illegal, and the landlord faced penalties.
• Incorrect Use of Forms: Mei received an eviction letter but not the official RHW17 or RHW23. She contacted Rent Smart Wales, who confirmed the notice was invalid, allowing her more time to find a new home.

In each scenario, the renter took steps to defend their rights using official channels.

Actions You Can Take if You Suspect an Unfair Eviction

• Check the paperwork: Confirm your landlord used the correct notice and form.
• Seek advice quickly: Contact your local authority, Citizens Advice Cymru, or Rent Smart Wales.
• Defend your case in court: If taken to County Court, bring all your evidence, including notice letters, emails, and repair requests.

Staying informed and proactive is your best defence against unfair evictions.

FAQs: Unfair Evictions in Wales

1. What notice does my landlord have to give in Wales?
   For a 'no-fault' eviction under a standard contract, landlords must give at least six months’ notice using the official RHW17 form.
2. Can my landlord evict me for complaining about repairs?
   This is known as retaliatory eviction. Welsh law restricts landlords from evicting you after you report a repair or complaint. If you suspect this, seek immediate advice.
3. Is my notice valid if it’s not on the RHW17 or RHW23?
   No. Landlords must use the correct official forms. Notices that do not use these forms are usually invalid and can be challenged.
4. Who deals with challenges to unfair evictions in Wales?
   Eviction cases are handled by the County Court. For general advice, Rent Smart Wales is the national body regulating landlords.
5. What if my landlord changes the locks without a court order?
   This is illegal. Contact your local council, the Police, or seek urgent legal help. You may be entitled to return to your home or claim damages.

Key Takeaways

• Landlords in Wales must follow strict rules and use official forms for any eviction.
• Unfair eviction examples include insufficient notice, failure to use prescribed forms, or evicting due to repair requests.
• If you suspect an unfair eviction, act quickly: check your paperwork, seek advice, and challenge improper notices.

Understanding your rights helps you respond confidently to threats of eviction and reduce housing stress.

Need Help? Resources for Renters

• Shelter Cymru: Free housing advice, support, and legal guidance
• Welsh Government Housing Guidance
• Citizens Advice Cymru: Guidance on eviction and housing rights
• Rent Smart Wales: Check landlord registration and seek formal support
• County Court: The tribunal for housing possession claims in Wales

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1. Renting Homes (Wales) Act 2016 (as amended)
2. Notice by Landlord to End a Standard Contract (Section 173, Form RHW17)

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