Taking Equality Act Claims Against Welsh Letting Agents

Most tenants and renters in Wales rely on letting agents to manage access, repairs and fair treatment. If you have a disability or mental health condition and you think a letting agent treated you unfairly, you may have rights under the Equality Act and other housing laws. This guide explains, in plain language, what behaviour can count as discrimination, what evidence to gather, which official forms you might use and the tribunals that can hear these claims in Wales. It also shows practical steps to bring a claim or seek reasonable adjustments, and examples of how to present records so a tribunal or court understands your situation.

What counts as disability discrimination by a letting agent in Wales?

Discrimination can be direct (being treated less favourably), indirect (policies that disadvantage people with certain disabilities) or a failure to make reasonable adjustments. The main legal framework is the Equality Act 2010 ^[1], and housing law such as the Housing Act 1988 may also be relevant ^[4]. If a letting agent refuses a reasonable adjustment, charges extra fees linked to a disability, or engages in harassment because of a protected characteristic, those actions can form the basis of a claim.

Common examples

• Refusing reasonable adjustments to the tenancy or property, such as a ramp, accessible parking or a change to a no-pets clause to allow an assistance animal.
• Charging extra fees or requiring different payment arrangements because of a health condition or disability.
• Entering the property without proper notice or ignoring privacy where disability-related needs require sensitive handling.

What a tribunal will look for

A tribunal or court will look for evidence that shows a pattern or a particular incident where the letting agent treated you less favourably or failed to make reasonable adjustments. Practical proof includes dated communications, photographs, medical or care records and witness statements. Keep a short timeline that explains how the behaviour affected your day-to-day life.

Official forms and how to use them

Depending on the remedy you want, you may apply to the First-tier Tribunal (Property Chamber) or start a claim in the county court. Official links and forms you may use include the First-tier Tribunal application information and the civil court claim form (N1). Read each form's guidance before starting your application and attach clear supporting documents.

• First-tier Tribunal (Property Chamber) application (residential property): use this to apply for remedies related to property disputes or certain tenancy matters; for example, ask the tribunal to order a letting agent to stop discriminatory practices or to consider reasonable adjustments. See the tribunal guidance and complete the residential application details when your issue concerns housing management or property conditions. First-tier Tribunal (Property Chamber)^[2]
• County Court claim form N1 (Claim form): use Form N1 when you seek a financial remedy or damages through the county court; for example, to recover additional costs you paid because of discrimination or to claim compensation. Attach clear evidence and a brief statement of facts showing how the Equality Act applies to your case. Form N1^[3]

Bringing a claim: practical steps

Before you file any form, try these steps to give your case the best chance:

• Make a dated log of incidents with times, dates and names of people involved; keep copies of emails and texts.
• Request reasonable adjustments in writing from the letting agent and keep your request and their reply.
• Collect medical or care records that explain how the condition affects daily life; ask your GP or support worker for dated letters if needed.
• Choose the correct form (tribunal application or N1) and attach a short witness statement explaining the impact on you.
• If you are listed for a hearing, bring originals plus copies of all documents and a clear index to hand to the panel.

FAQ

Can I make a claim under the Equality Act against a letting agent in Wales?

Yes. If a letting agent treats you less favourably, fails to make reasonable adjustments for a disability, or harasses you because of a protected characteristic, you may bring a claim under the Equality Act 2010. The First-tier Tribunal (Property Chamber) or the county court can deal with different remedies depending on your case.

What evidence should I gather?

Gather dated emails and texts, photographs, medical or care records, witness statements and rent receipts. A clear timeline that links incidents to the effect on your daily life is helpful.

How long do I have to bring a claim?

Time limits vary by the remedy sought and the forum you use; act promptly, keep records of dates and check the tribunal or court guidance for deadlines.

How-To

1. Check your rights by reading the Equality Act 2010 and relevant housing law so you understand what adjustments or protections apply.
2. Gather evidence: make a dated timeline, save emails and texts, take photographs and collect medical or support letters.
3. Complete the correct application form (First-tier Tribunal application or claim form N1) and attach all supporting documents and a short witness statement.
4. Submit the form to the tribunal or county court following the published guidance and apply for a fee waiver if you qualify.
5. Prepare for any hearing: bring originals and copies of documents, and prepare a short oral summary of your case.

Help and Support / Resources

• Rent Smart Wales - official landlord and agent registration and support
• First-tier Tribunal (Property Chamber) - apply and guidance
• Welsh Government - housing and tenant information

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1. [1] legislation.gov.uk - Equality Act 2010
2. [2] GOV.UK - First-tier Tribunal (Property Chamber)
3. [3] GOV.UK - Form N1 (Claim form)
4. [4] legislation.gov.uk - Housing Act 1988