Understanding Eviction Notices for Renters in Wales

If you are renting in Wales and your landlord asks you to leave, they must follow the legal process by giving you a proper eviction notice. Knowing what type of notice you’ve received—and what it means for your rights—can help you plan your next steps with confidence.

Eviction Notices in Wales: Key Types and What They Mean

Landlords in Wales must use specific eviction notices depending on your rental agreement and the reason for eviction. The main forms and processes changed in December 2022, when the Renting Homes (Wales) Act 2016 came fully into force.^[1] This law replaced earlier forms and introduced new notice periods and requirements for ending contracts.

Section 173 Notice (Standard Occupation Contracts)

If you have a standard occupation contract—the most common arrangement for private renters since December 2022—your landlord can end the contract using a Section 173 Notice.

• Form Name: Section 173 Notice
• When and How Used: Given without needing to give a specific reason (sometimes called a 'no fault' notice). For most contracts started after 1 December 2022, landlords must give at least six months' notice. If your contract began before this date, your notice period may vary.
• Read about Section 173 Notices on the Welsh Government site

Example: If your landlord wishes to sell their property, they may use a Section 173 Notice to ask you to leave without having to allege any wrongdoing.

Section 186 Notice (Periodic Standard Contracts)

A Section 186 Notice applies if you have a periodic standard contract (a rolling contract rather than one with a fixed end date). This is used for routine possession claims where your landlord needs the home back but does not allege a breach.

• Form Name: Section 186 Notice
• When and How Used: Used at the end of a periodic standard contract, giving you at least two months’ notice in writing.
• Guidance on Section 186 Notices

Example: You're on a rolling monthly rental agreement and your landlord serves you this notice to regain possession for personal use.

Section 8 Notice (Serious Rent Arrears or Breaches)

If your landlord believes you have broken your agreement—such as by missing rent or damaging the property—they may issue a 'Notice for a breach,' often using a Section 8 Notice (this term came from earlier assured shorthold tenancies and may still be referenced). Under the new law, grounds for eviction and relevant notices vary but still address breaches.

• Form Name: Breach of Contract Notice (no separate statutory form; must cite the breach and give the correct notice period)
• When and How Used: Used when the landlord claims you have broken part of your agreement; notice period may be as little as one month for some serious breaches, or shorter (14 days) if specified for anti-social behaviour.
• Latest guidance on evictions and breaches

Example: If you fall behind on rent for over two months, your landlord may serve this notice and, after the period ends, apply to court to recover possession.

Section 21 Notice (Now Replaced in Wales)

If your tenancy began before December 2022, your landlord might use the Section 21 Notice (sometimes called a 'no fault' eviction). This form is now mostly replaced but may still apply to older agreements until they convert to standard occupation contracts.

• Form Name: Form 6A (Section 21 Notice)
• When and How Used: For old assured shorthold tenancies only; gives at least two months’ notice. Download Form 6A from gov.uk

It is important to check which type of contract you hold and if new laws apply to your situation.

What Happens After You Receive an Eviction Notice?

If you receive any eviction notice, you do not have to leave immediately. Landlords must follow due legal process. Only the court can order eviction. Most renters have the right to challenge unfair notices or seek advice.

• Check if the correct notice type and period have been used
• Contact a trusted housing advice service immediately
• If you need help, contact the Residential Property Tribunal Wales for disputes

If your landlord applies for an eviction through the courts, you will receive a court summons and have the right to be heard.

FAQ: Eviction Notices in Wales

1. What is the difference between a Section 173 and Section 186 notice?
   A Section 173 is usually for fixed-term standard contracts (ending without fault), while Section 186 applies to periodic contracts at the end of a rolling term.
2. Do I have to move out as soon as I get a notice?
   No, you have the right to remain until the notice period ends and a court order is granted. You may be able to challenge the notice if it's incorrect.
3. Which tribunal deals with rental housing issues in Wales?
   The Residential Property Tribunal Wales handles disputes over eviction, rent, and contract issues.
4. Can I challenge an eviction notice?
   Yes. You can seek advice and, if appropriate, apply to the Residential Property Tribunal Wales or respond in court if proceedings are started.
5. What do I do if my landlord threatens eviction without a proper notice?
   This may count as unlawful eviction. Seek urgent advice from Shelter Cymru or your local council.

Need Help? Resources for Renters

• Welsh Government: Renting Homes Information
• Shelter Cymru Tenant Advice
• Residential Property Tribunal Wales (housing disputes, evictions, rent issues)
• Contact your local council housing team for tenancy support

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1. Renting Homes (Wales) Act 2016

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