Top Tenant Mistakes to Avoid in Wales

Renting a home in Wales can offer both stability and flexibility, but understanding your rights and responsibilities as a tenant is crucial. Many renters in Wales encounter avoidable issues due to simple mistakes, particularly with the changes introduced by the Renting Homes (Wales) Act 2016. Being aware of the pitfalls can help you maintain a secure tenancy, avoid disputes, and ensure your home is safe and comfortable.

Understanding Your Tenancy Agreement

Before moving in, you must receive a written occupation contract (the new standard form of tenancy agreement in Wales). Take these steps:

• Read your contract carefully – ensure you understand your obligations and what’s expected from your landlord.
• Keep a copy of the contract and any communications with your landlord.

Common Tenant Mistakes in Wales

Below are some frequent errors that can affect your tenancy rights and security:

1. Not Notifying Landlords About Repairs Promptly

Landlords in Wales are legally required to keep your home safe and in good repair, as set out by the Renting Homes (Wales) Act 2016^[1]. However, you must let them know as soon as possible in writing if repairs are needed.

• Delays could mean further damage, which you could be partly responsible for.
• Report issues by email or a written letter for proof.

2. Not Paying Rent on Time

It sounds simple, but missing rent payments can quickly lead to problems, including possession proceedings. Always pay on time – if you’re struggling, contact your landlord immediately to discuss your situation and seek advice from a support service.

3. Ignoring Official Notices

If you receive a notice from your landlord – whether for a rent increase, a repair, or a possession notice – don't ignore it. Notices must meet legal requirements under Welsh law. For example:

• Notice Seeking Possession (Section 173): Landlords must use a written section 173 notice for a 'no fault' eviction and provide at least six months’ notice, except in special circumstances. See official forms and guides for more.
• Rent Increase Form (RHW12): For standard contracts, rent can only be increased once per year, with landlords required to use the RHW12 form and give two months’ notice. For more, visit the Welsh Government rent increase guidance.

If you miss deadlines to respond or challenge a notice (e.g., to dispute a rent increase), your options may be limited.

4. Making Changes Without Permission

Thinking about decorating, installing appliances, or taking in a pet? Always check your contract and get landlord permission in writing before making any changes. Unauthorised alterations can risk eviction or deposit deductions.

5. Not Understanding Deposit Protections

Landlords must protect your deposit in a government-approved scheme and provide the required information, usually within 30 days. In Wales, schemes include DPS, mydeposits, and TDS. If you’re unsure your deposit is protected, contact the scheme or check your paperwork immediately.

6. Failing to Communicate Early About Problems

Late communication can make disputes harder to resolve. Whether it’s financial difficulties, dissatisfaction with repairs, or needing to end your tenancy, letting your landlord know early helps protect your legal position.

Action Steps: How to Challenge a Rent Increase in Wales

If you receive a RHW12 form for a rent increase and believe it’s unfair, you can challenge it by applying to the appropriate tribunal.

• Rent Assessment Committee (part of the Residential Property Tribunal Wales): Handles rent increase disputes. For more, see the Residential Property Tribunal Wales.
• You'll need to apply before the new rent takes effect. Contact details and application forms are available on the tribunal website.

FAQ: Renting in Wales – Mistakes & Best Practice

1. What official forms should renters be aware of in Wales?
   Key forms include the RHW12 for rent increases and the Section 173 notice for "no fault" eviction. Both must be used by landlords for these processes – you can find templates and guides on the Welsh Government website.
2. What if my landlord hasn't protected my deposit?
   Contact a government-backed deposit scheme immediately and inform your landlord in writing. You may be entitled to compensation via the tribunal if your deposit is not protected correctly.
3. How can I challenge a rent increase in Wales?
   After receiving the correct RHW12 notice, you may apply to the Residential Property Tribunal Wales before the new rent is due to take effect.
4. Do I have to report all repairs?
   Yes – always notify your landlord about repairs in writing, as this triggers their legal responsibility under the Renting Homes (Wales) Act 2016 and protects your position if things deteriorate.
5. What if I want to leave my tenancy early?
   Check your occupation contract to see the notice needed or if there is a break clause. Let your landlord know in writing and try to agree an early end if required.

Need Help? Resources for Renters

• Welsh Government Housing Advice – official news, resources, and renting guides.
• Shelter Cymru – free advice and advocacy for renters in Wales.
• Residential Property Tribunal Wales – challenge rent increases or raise other tenancy disputes.
• Model Written Statements & Official Forms – templates for contracts, eviction, and rent increases.

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1. Renting Homes (Wales) Act 2016 (Welsh Government legislation)
2. Welsh Government model written statements and forms
3. Residential Property Tribunal Wales
4. Guidance on rent increases in Wales

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