Understanding Section 21 Notices for Renting in Wales

As a private renter in Wales, it’s important to know your rights when your landlord asks you to leave. One of the most common ways a landlord may start this process is by serving a ‘Section 21 notice’. Understanding what this means, which official forms are used, and what you can do next will help you stay informed and prepared.

What Is a Section 21 Notice in Wales?

A Section 21 notice is a formal document that your landlord can use to end a standard occupation contract (the main type of rental agreement in Wales) without giving a specific reason. This process is often called a “no-fault eviction” because your landlord doesn’t have to prove you’ve done anything wrong.

Landlords in Wales must follow strict rules set out under the Housing (Wales) Act 2014 and the Renting Homes (Wales) Act 2016 to ensure the notice is valid.^[1]

When and How Is a Section 21 Notice Used?

This notice can only be used for standard occupation contracts in Wales. The landlord must:

• Serve the correct notice form (see below)
• Give at least 6 months' notice (for new contracts from 1 December 2022)
• Make sure your deposit is protected in a government-approved scheme
• Provide you with basic information about your rights and responsibilities (such as a written statement of your occupation contract)
• Be fully registered and licensed with Rent Smart Wales

If any of these steps are not met, the notice may not be valid. For a quick overview, the notice gives you time to find new accommodation, but you do not have to leave immediately unless a court order has been made.

Official Form: Section 173 Notice (Replaces Section 21 in Wales)

From 1 December 2022, the Section 21 notice process has been replaced in Wales by a Section 173 notice under the Renting Homes (Wales) Act 2016.^[2] Your landlord should serve you a Section 173 notice to end a standard contract for ‘no-fault’ evictions. The Section 173 notice template is provided by the Welsh Government.

• Form name: Section 173 notice
• When is it used? Used by landlords to end a standard occupation contract in Wales without having to give a reason, provided you have lived there for at least six months.
• Where can I find it? View and download the official template at the Welsh Government's Section 173 Notice page.

Example: Your landlord decides to sell the property and serves you a Section 173 notice. You must be given at least 6 months to move, and your landlord must meet all legal requirements for the notice to be valid.

What Should Renters Do If They Receive a Notice?

Receiving this type of notice can feel overwhelming, but you have legal rights and time to plan.

• Check the notice: Ensure it’s on the correct Section 173 template, provides at least 6 months’ notice, and that your landlord has complied with deposit and licensing rules.
• Seek advice: Contact housing support services for advice if you think your notice may be invalid, or if you’ll have trouble moving in time.
• Don’t ignore the notice: Not responding could lead to your landlord applying to the court for possession.

After the Notice Period Ends

If you haven’t left after the notice period expires, your landlord must apply to the court. You can only be made to leave if the court grants a possession order and a court-appointed bailiff is involved—your landlord can’t evict you themselves.

Who Oversees Tenancy Disputes in Wales?

Disputes about repossession and eviction notices in Wales are handled by the County Court. For housing issues, the court decides if your landlord’s application is valid and oversees legal eviction proceedings. Free advice and representation may be available through local housing services or Shelter Cymru.

Relevant Tenancy Legislation in Wales

• Renting Homes (Wales) Act 2016 – sets out rules for ending contracts and notice periods
• Housing (Wales) Act 2014 – requires landlords to register and be licensed

Both these laws give renters in Wales extra protection and outline the legal process for eviction and repossession.

Frequently Asked Questions About Section 21 (Section 173) Notices in Wales

1. Can my landlord evict me without a reason in Wales?
   Yes, but only by correctly serving a Section 173 notice (which replaced Section 21 for most private contracts) and following all legal requirements, such as providing at least 6 months’ notice.
2. What can I do if I think my Section 173 notice is invalid?
   Contact a housing charity like Shelter Cymru or your local council. You may be able to challenge the notice in County Court if the landlord has not met the legal steps.
3. Do I have to leave my home on the notice end date?
   No, you are not required to leave immediately after the notice period ends. Your landlord must get a court order before you have to move out by law.
4. Are there exceptions to the 6-month notice rule?
   Yes, shorter notice periods may apply if you have breached your occupation contract (for example, serious rent arrears or anti-social behaviour). Otherwise, 6 months is the standard period for 'no-fault' evictions.
5. Is the Section 21 process still used in Wales?
   No, as of December 2022, private landlords must use the Section 173 notice under the Renting Homes (Wales) Act. Section 21 notices are only valid for older, unconverted contracts.

Need Help? Resources for Renters in Wales

• Shelter Cymru – Free, confidential advice about eviction, housing rights, and support
• Welsh Government: Renting Homes Act – Official information on the new tenancy laws in Wales
• Rent Smart Wales – Check if your landlord is registered and licensed
• The County Court – Handles eviction and repossession proceedings in Wales
• The housing department at your local authority council

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1. Renting Homes (Wales) Act 2016; Housing (Wales) Act 2014
2. Welsh Government Section 173 Notice

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