Reporting a Bad Landlord: Your Rights in Wales

If you rent a home in Wales and are facing problems like unfair eviction, poor property conditions, or illegal rent increases, knowing how to address a bad landlord is essential. Welsh law protects tenants, and there are clear steps and support to help you report landlord issues safely and effectively.

Recognising Landlord Problems in Wales

Before taking action, make sure you understand what counts as unreasonable or unlawful landlord behaviour. Common issues include:

• Failure to carry out essential repairs (such as heating, water, gas safety, or electrical safety)
• Attempting or threatening illegal eviction
• Not protecting your deposit in an approved scheme
• Discrimination or harassment
• Ignoring notice periods or raising rent unlawfully

Many of these are covered by the Renting Homes (Wales) Act 2016^[1], the main piece of legislation protecting tenants in Wales.

Start by Communicating With Your Landlord

In most cases, you should first contact your landlord or letting agent in writing. Clearly explain the problems and ask for a solution. Keep copies of all correspondence, as they may be useful evidence.

Reporting Your Landlord to the Relevant Authorities

If your landlord fails to respond or resolve the issue, the next step is to report the problem. Depending on the issue, you can contact:

• Local council housing department – for repairs, safety, or harassment concerns. Find your council’s contact details at Find your local council.
• Rent Smart Wales – to report unregistered landlords/agents or licensing breaches. See Report an Issue with a Landlord.
• Deposit protection scheme – if your deposit isn’t protected. See UK deposit protection guidance.
• Police – for criminal behaviour or harassment.

Most councils and agencies have official complaint forms on their website. The steps you follow depend on the nature of the issue.

Official Forms and How to Use Them

1. Rent Smart Wales Report a Problem Online Form

• Name: "Report a Problem Online" Form
• When to use: If your landlord or agent is harassing you, operating unlicensed, or breaking tenancy law requirements.
• How to use: Complete the form on the official Rent Smart Wales Report an Issue page. Provide as much evidence (emails, photos, timelines) as possible.

2. Local Council Housing Complaint/Disrepair Form

• Name: Council Disrepair or Private Rented Housing Complaint Form (form names vary by council)
• When to use: Report serious property conditions (e.g., damp, faulty heating, safety hazards) that your landlord won’t fix.
• How to use: Access via your council’s housing or private rented housing web page. Search using this tool.

3. Rhent Tribunal Wales (Residential Property Tribunal Wales) Application Form

• Name: Application forms (various, e.g., "Application for Rent Determination")
• When to use: Disputes over rent increases or claims about repairs not carried out by your landlord.
• How to use: Apply to the Residential Property Tribunal Wales (RPTW) using the appropriate form found on their forms page. For example, use the "Rent Determination Application" if you disagree with a rent increase.

Tip: Gather clear evidence, such as photographs, tenancy agreements, and copies of all correspondence, before filing complaints or submitting forms.

What Happens After You Report a Landlord?

Authorities may contact you for more information or visit your home to inspect. If breaches are found, landlords can be forced to make repairs, pay compensation, or face enforcement action, including fines or prosecution under the Renting Homes (Wales) Act 2016^[1]. For rent or eviction disputes, the Residential Property Tribunal Wales can hold hearings.

Frequently Asked Questions: Reporting Landlord Issues in Wales

1. How do I check if my landlord is registered in Wales?
   You can search for landlord or letting agent registration at Rent Smart Wales: Check Register.
2. What if my landlord wants to evict me for complaining?
   It's illegal for landlords to evict you simply for reporting problems. If you receive a "no-fault" notice shortly after complaining, seek legal help and contact your local council for advice.
3. Who can I complain to about serious repair issues?
   If your landlord ignores repair requests, contact your local council’s housing department using their online complaint form. The council can inspect and order repairs if necessary.
4. Can I report my landlord anonymously?
   Rent Smart Wales allows anonymous reports for certain issues, though including contact details may help with investigation.
5. Where do I challenge a rent increase in Wales?
   If you believe a rent increase is unfair, you can appeal to the Residential Property Tribunal Wales using the relevant application form.

Conclusion: Protecting Your Renting Rights

• Always try resolving issues directly with your landlord first and keep written evidence.
• If problems aren’t resolved, use official government channels and forms to report your landlord.
• The Renting Homes (Wales) Act 2016 and support services are designed to keep renters safe.

You have a right to a safe and secure home, and official bodies in Wales are ready to help you enforce those rights.

Need Help? Resources for Renters

• Rent Smart Wales – Registration, landlord complaints, and information
• Find your local council – Report property issues and harassment
• Residential Property Tribunal Wales – Rent increase and repair dispute appeals
• Private renting: tenant rights and responsibilities (GOV.UK)
• For urgent or criminal landlord behaviour, contact South Wales Police or 101

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1. Renting Homes (Wales) Act 2016

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