Rent Arrears and Late Rent in Wales: Your Rights Explained

If you're renting a home in Wales, falling behind on rent or worrying about late payments can feel overwhelming. Understanding your rights when dealing with rent arrears (unpaid rent) and late rent is essential. Welsh housing law provides clear protections for renters, and there are official steps landlords must follow before taking any action. This guide explains what you need to know, resources that can help, and what actions you can take to stay secure in your home.

What Counts as Late Rent or Arrears?

"Late rent" means any rent not paid by the date agreed in your tenancy agreement. If you have missed one or more payments, this is known as "rent arrears." Your rights are set out by the Renting Homes (Wales) Act 2016¹, which governs most residential tenancies in Wales as of December 2022.

Your Landlord's Responsibilities

Landlords in Wales must follow strict procedures before they can take action for late rent or arrears:

• They must serve you with a proper written notice (usually a Notice Seeking Possession for Rent Arrears).
• You are entitled to clear information about what you owe and a reasonable chance to pay.
• Eviction is not automatic. Landlords must apply to the appropriate court or tribunal if the situation escalates.

Harassment or attempting to remove you without following due process is illegal under Welsh law.

Steps If You Owe Rent in Wales

• Contact your landlord as soon as possible. Explain your situation, and ask about payment plans.
• Keep written records of all communication about your arrears.
• Get free advice from housing specialists (see our "Help and Support" section below).
• Check if you can claim Housing Benefit or Universal Credit housing costs to help pay rent.
• If you receive an official notice, read it carefully and do not ignore it.

Official Notices and Forms: What to Expect

For most renting agreements in Wales (called "occupation contracts"), your landlord must serve the proper notice before seeking to evict you for rent arrears. The main official form is:

RHW12: Notice Seeking Possession on Grounds of Serious Rent Arrears

• When it's used: If you are in serious rent arrears (the law defines this as at least two months' unpaid rent for monthly agreements), your landlord may serve you the RHW12 notice.
• Practical example: If you miss two full monthly payments, your landlord could issue the RHW12 notice (PDF).² They must give you at least 14 days' warning before applying to court for possession.

You can respond to or challenge notices—never ignore them. For guidance on how to do this, contact an adviser (see below) or the Residential Property Tribunal Wales.³

If Eviction Proceedings Start

If your landlord does not receive the rent after serving a notice, their next step is to apply to court for a possession order. If you receive court papers, seek advice immediately. You have the right to defend your case and explain to the court why you have fallen into arrears or how you are trying to pay them off.

Protecting Your Tenancy

As long as you communicate and try to address arrears, your landlord may be willing to agree on a payment plan. If you're struggling, apply for any benefits or emergency assistance you may be entitled to, such as Discretionary Housing Payments.

Your Rights According to Welsh Law

Most renters are protected through the Renting Homes (Wales) Act 2016, which sets out how landlords must behave, your right to notice, and the steps landlords must take if you fall behind on rent.

FAQ: Late Rent and Arrears for Renters in Wales

1. How many days late before rent is considered "in arrears" in Wales?
   Legally, rent is "in arrears" the day after your due date if unpaid, but "serious rent arrears" is defined as two full months (or equivalent) unpaid for most agreements.
2. Can my landlord evict me immediately if I miss a rent payment?
   No. Your landlord must first serve an official notice (such as RHW12 for serious arrears), and then apply to court if the arrears are not cleared. You are entitled to at least 14 days' notice and a court hearing.
3. What should I do if I get a RHW12 notice?
   Do not ignore it. Contact your landlord and seek advice straightaway. You can clear your arrears or try to agree a payment plan. If you cannot pay in time, prepare for the court process.
4. Where can I find help if I can't pay my rent?
   Contact advice services like Shelter Cymru or Citizens Advice, or check with your local council about emergency support. See our 'Help and Support' section below for details.

Conclusion: Key Takeaways

• Rent arrears are serious but do not mean automatic eviction—Welsh law protects your rights.
• Always respond to official notices, keep a record of payments, and seek advice early.
• Support is available from national organisations and local councils—utilise these resources if needed.

Need Help? Resources for Renters

• Welsh Government Housing Advice
• Shelter Cymru – Free housing advice for renters
• Citizens Advice Wales – Rent arrears and eviction guidance
• Residential Property Tribunal Wales
• Find your local Welsh council for emergency support

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1. Renting Homes (Wales) Act 2016
2. RHW12: Notice Seeking Possession in cases of serious rent arrears (official form)
3. Residential Property Tribunal Wales

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