Understanding ASTs and Renting Laws in Wales

Many renters in Wales have heard of something called an 'AST'—but what does it mean, and how does it affect your tenancy rights? Understanding the basics can help you feel more secure in your home and better prepared to handle issues like rent increases or evictions. This article covers the essentials of tenancy agreements in Wales, focusing on changes that have taken place under recent laws.

What is an AST and is it used in Wales?

AST stands for Assured Shorthold Tenancy, which historically has been the most common type of rental agreement between private landlords and tenants in England and Wales. An AST sets out the terms of your rental, such as how long you can stay and your responsibilities as a renter. This agreement used to be the main legal foundation for tenancies for many years in Wales.

However, since The Renting Homes (Wales) Act 2016 came fully into force on 1 December 2022, the law changed. Assured Shorthold Tenancies are no longer issued for new tenancies in Wales. Instead, most renters now have a standard occupation contract (often referred to as an "occupation contract"). Existing ASTs were converted to these new contracts on that date.

Key Features of a Standard Occupation Contract

• Covers most private renters in Wales
• Sets out the rights and responsibilities of both tenants ("contract-holders") and landlords
• Contract-holders usually receive at least 6 months' notice if their landlord wants to end the contract without a reason (known as a "no-fault" notice)
• Requires landlords to provide a written statement of the occupation contract
• Includes legal obligations for safety, repairs, and deposit protection

For new tenancies in Wales, your agreement is almost certainly a standard occupation contract, not an AST. But it’s normal to come across the term "AST" when researching your rights, as it still applies for many renters in England.

Your rights and responsibilities under the new contract

Standard occupation contracts create clear rules for renting in Wales:

• Written contract: Your landlord must provide you with a written statement of the occupation contract within 14 days of you moving in. Find example contracts and guidance on the Welsh Government website.
• Notice to end contract: Landlords must usually give at least six months’ notice to end a standard contract for no reason (under "Section 173"), and cannot give this notice during the first six months.
• Repairs: Landlords are responsible for keeping the home safe and in good repair, including electrics and gas safety.
• Deposits: Any deposit you pay must be protected using an approved scheme. Get more details from the official Welsh Government FAQ.

If you aren’t sure which contract or rules apply to you, you can check your agreement or ask your landlord. If you’re still on an old AST, you should have been given or offered a new written contract from December 2022 onwards.

Essential forms for renters and how to use them

If you have issues with your tenancy—such as receiving an eviction notice or challenging a rent increase—these official forms and procedures may be relevant for renters in Wales since the new law came in:

• Section 173 Notice: This is the official notice a landlord gives to end a standard occupation contract without a specific reason. The written notice must include at least six months' notice and be served after the first six months of the contract.
  Practical example: If you receive a Section 173 notice, check the notice period and the start of your contract. You can find further information and model notice documents on the Welsh Government official guidance.
• RHW20 “Referral to the Residential Property Tribunal Wales”: Previously used for rent disputes in certain cases, replaced and updated under new procedures.
  How to use: If you believe your landlord is unfairly increasing your rent under your occupation contract, you can refer the issue to the Residential Property Tribunal Wales.
• Notice of Rent Increase (Section 104 notice): Landlords can only use this once a year to propose a rent increase. You should receive this notice in writing, with at least two months' warning. You have the right to challenge it if you believe the increase is above market rent.

If you need to dispute a rent increase, seek advice and gather evidence about local rents. You may apply to the Residential Property Tribunal Wales.

What happens if my landlord doesn’t follow the new rules?

If your landlord doesn’t provide a written statement of the contract, serves an incorrect notice, or tries to change the contract without agreement, you have the right to challenge these actions. Guidance and reporting options are available via Renting Homes Wales: guidance for tenants.

Which tribunal deals with tenancy disputes in Wales?

In Wales, the official authority handling housing disputes is the Residential Property Tribunal Wales. This tribunal can help resolve issues about rent, repairs, contract disputes, and more.

Relevant legislation for Wales

• The Renting Homes (Wales) Act 2016
• Schedule 2: Standard Contracts

This legislation replaced the old rules, including ASTs, with new types of occupation contracts in Wales.

Frequently Asked Questions: Renting in Wales

1. What happened to ASTs in Wales?
   ASTs were replaced in December 2022 by standard occupation contracts under the Renting Homes (Wales) Act 2016. Most renters in Wales now have these new contracts.
2. How much notice must my landlord give before ending my contract?
   For a standard occupation contract, your landlord must give at least six months’ notice (using a Section 173 notice), and can’t serve this notice within the first six months of your contract.
3. Can my landlord raise my rent at any time?
   No. Your landlord can only propose one rent increase per year, using a proper written notice (Section 104), with at least two months’ notice. You have the right to challenge excessive increases.
4. Where can I challenge a rent increase or eviction notice?
   You can refer your case to the Residential Property Tribunal Wales if you believe your landlord has acted unfairly or outside the law.
5. What document should I receive from my landlord?
   Your landlord must give you a written statement of your occupation contract within 14 days of moving in. Templates are available on the Welsh Government website.

Conclusion: Key Takeaways for Renters in Wales

• Since December 2022, almost all private renters in Wales have occupation contracts, not ASTs.
• You have strong rights around notice periods, fair rent, and repairs under the new law.
• Always review official documents, seek advice if unsure, and know the Residential Property Tribunal Wales is there if you need help.

Most renters now benefit from clearer rules and stronger protections, but being proactive and informed remains key.

Need Help? Resources for Renters in Wales

• Renting Homes: Guidance for Tenants (Welsh Government)
• Residential Property Tribunal Wales – resolve disputes about rent, repairs, and contracts
• Private renting: Official UK government guidance

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1. The Renting Homes (Wales) Act 2016 – Full Text
2. Welsh Government: Model Written Statements and Guidance
3. Residential Property Tribunal Wales – Contact & Resources
4. Welsh Government Renting Homes FAQ

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