Can my landlord evict me without going to court?

No, in Wales your landlord must obtain a possession order through the court to evict you legally, and must serve proper notice first.

What happens if I do not return the Defence Form N11R?

If you do not respond, the court might issue a possession order without hearing your side. Always fill in and return this form by the deadline.

Can I ask the court for more time to move out?

Yes. You can ask for extra time at your hearing or apply with Form N244 if your circumstances require it.

Will the court always side with the landlord?

No. If legal procedures were not followed or you have special circumstances, the court can delay or reject the eviction.

What if I will become homeless?

Contact your local authority housing department immediately—under the Housing (Wales) Act 2014, the council must help prevent homelessness.

Stopping an Eviction in Court: A Renter’s Guide for Wales

Eviction Notices & Repossessions Wales published: June 29, 2025

If you’re facing eviction in Wales, understanding your rights and the steps you can take in court can make a real difference. This guide explains what to do if your landlord is trying to evict you, what forms you need, and how to navigate the court process with confidence—using up-to-date law and official resources for renters in Wales.

Understanding Eviction Notices and Court Action in Wales

Your landlord must follow strict legal steps to evict you. In Wales, the type of eviction notice you get depends on your tenancy, but most renters have either an ‘occupation contract’ under the Renting Homes (Wales) Act 2016 or an older assured shorthold tenancy. Your landlord cannot simply change the locks or remove your belongings—they must first serve a valid notice and then apply to the court for a possession order if you do not leave.

No-fault evictions (known as a Section 173 notice) require at least 6 months’ notice for most occupation contracts.
If you get a Section 8 notice (for rent arrears or breach of contract) or a Section 173, check if it meets legal requirements.
Court action only happens if you do not leave after the notice period ends.

Once a claim for possession is made, you usually receive court papers. Acting quickly can help protect your home.

Your Rights and Key Steps When Challenging an Eviction

Facing eviction can feel daunting, but you have options at every stage. Here’s a summary before we go into detail:

Check whether your notice is valid and correctly served
Respond to court papers using the right form
Gather evidence to support your case
Attend your court hearing and ask for more time if needed
Seek urgent help if you're at risk of homelessness

What Official Forms Will I Need?

If your landlord takes you to court, you’ll be sent a ‘claim for possession’ and a response form called the Defence Form N11R:

Defence Form N11R – Use this to explain why you disagree with the eviction or why you need more time. For example, if you believe the notice was served incorrectly, or you’re repaying rent arrears, fill in this form and return it to the court within 14 days of receiving the claim.
If you have a strong reason, such as housing disrepair or your landlord not following correct procedures, give details and attach evidence (letters, emails, receipts).

Always send your Defence Form to the court by the deadline stated in your court papers.

Which Tribunal or Court Handles Renting Cases?

Eviction and possession cases in Wales are dealt with by the County Court, not a housing tribunal. Make sure you use the address of the court named in your paperwork.

How to Stop an Eviction in Court in Wales: Step-by-Step

Let’s break down the process you should follow as a renter needing to stop or delay an eviction through the court:

Check Your Eviction Notice Carefully
Review whether the correct notice period was given and that all details are accurate. Invalid notices can make court action void.
Respond Quickly to the Court Claim
Fill in and return Defence Form N11R within 14 days of receiving your court papers.
Gather Evidence
Collect documents supporting your defence—this could include proof of payment, evidence about repairs, or emails showing communication with your landlord.
Attend the Court Hearing
Go to your scheduled court date. You can explain your situation to the judge, ask for more time, or request the case be dismissed if the landlord hasn’t followed the law.
Apply for a Suspension or Stay
If you have already been given a possession order, you may be able to apply for more time by using Form N244: Application Notice. For example, use this if you’ve started repaying arrears or your circumstances have changed. Submit it promptly along with supporting evidence.

If you’re worried about losing your home, speak to your local council’s housing department straight away—they can give advice and may help prevent homelessness.

Key Legislation for Renters in Wales

The laws covering evictions in Wales changed in December 2022. Most renters now have an ‘occupation contract’ under the Renting Homes (Wales) Act 2016, which offers new protections on notice periods and eviction procedures. If your contract began before December 2022, check which rules apply by contacting Shelter Cymru or your local council.

FAQ: Stopping an Eviction in Wales

Can my landlord evict me without going to court?
No, in Wales your landlord must go through the courts to get a possession order before you can be legally evicted. They also need to serve you with proper notice first.
What happens if I do not return the Defence Form N11R?
If you don’t respond, the court may make a possession order without hearing your side. Always fill in and return this form by the deadline.
Can I ask the court for more time to move out?
Yes, you can explain your situation in court or apply using Form N244 for extra time if there are good reasons (like illness or finding new accommodation).
Will the court always side with the landlord?
No. If your landlord hasn’t followed correct legal steps, or if there are special circumstances (like disability or housing disrepair), the court can delay or even reject the eviction.
What if I will become homeless?
Contact your local authority housing department immediately—they have a duty to help prevent homelessness under the Housing (Wales) Act 2014.

Conclusion: What Renters in Wales Should Remember

Evictions must go through the County Court—get help early to protect your rights.
Always check the validity of your eviction notice and respond quickly to court papers.
Support and help is available if you fear homelessness or uncertain about your rights.

If you act quickly and use official forms like Defence Form N11R or Application Notice N244, you may be able to stop or delay eviction and maintain your housing security.

Need Help? Resources for Renters

Find your County Court – Details for submitting forms and attending hearings.
Shelter Cymru: Advice for Renters in Wales – Free, expert support and guidance on housing issues.
Welsh Government Housing Advice – Information about your rights and latest legal updates for renters.
Download Defence Form N11R – Use this to respond to eviction court papers.
Download Form N244 – Apply for extra time or to set aside a possession order.
Homelessness Help from Your Local Council – What to do if you are threatened with homelessness.