If you rent a home in Wales, receiving a no-fault eviction notice can feel confusing and stressful. The Renting Homes (Wales) Act 2016 changed how landlords and tenants manage occupation contracts, including the process for ending a tenancy without alleging rent arrears or another breach. In many cases, a landlord must give at least six months’ notice before seeking possession, but important conditions and exceptions apply. This guide explains what a Welsh tenant or renter should check, which forms may be used, what happens after the notice expires, and where to find official support. Understanding the timeline can help you protect your records, respond properly, and plan your next steps.
What is a no-fault eviction notice in Wales?
Most private renters in Wales occupy a home under a standard occupation contract. A landlord may sometimes seek possession without claiming that the contract-holder has breached the agreement. This is commonly called a no-fault or section 173 possession notice, referring to section 173 of the Renting Homes (Wales) Act 2016.[1]
The landlord normally uses the prescribed landlord’s notice, often identified as form RHW20, and must follow the legal requirements for serving it. The notice should identify the contract and the date on which the landlord says possession may be sought. A notice is not the same as a court order, and a landlord cannot lawfully change the locks or remove a tenant without following the possession process.
How long is the notice period?
For many standard occupation contracts, a no-fault notice must give at least six months’ notice. The notice period is not the same as a guaranteed moving date: if the tenant does not leave, the landlord generally needs to apply to the court for a possession order and then use authorised enforcement if necessary.
- Check the date the notice was served and the date it says possession may be sought.
- Confirm that the notice uses the correct form and identifies the correct landlord, contract-holder and property.
- Keep the envelope, covering letter, photographs and any delivery evidence with your tenancy records.
Conditions that can affect a no-fault notice
A landlord may be unable to rely on a no-fault notice if required legal steps were not completed. Depending on the circumstances, these can include failing to provide a written statement, failing to register or licence the landlord or agent where required, failing to provide required information about the contract, or failing to meet relevant fitness and safety duties. The exact effect depends on the facts and the applicable rules.
There are also restrictions on using a no-fault possession route in some situations involving serious disrepair complaints or retaliatory conduct. A tenant who has reported problems should keep a clear record of what was reported, when it was reported, and how the landlord responded. The Welsh Government’s guidance and the legislation should be checked for the current requirements.
What should a tenant do after receiving notice?
- Read the notice carefully and note every deadline and the stated possession date.
- Collect the written statement, rent records, messages, repair reports and evidence of how the notice was served.
- Contact a housing adviser, local authority housing team or Shelter Cymru if you are unsure whether the notice is valid.
- Make a realistic housing plan early, including asking the council whether you may be threatened with homelessness.
- Do not ignore court papers, because missing a response or hearing can make it harder to explain your position.
What happens when the six months end?
If the tenant remains after the notice period, the landlord normally must start a possession claim rather than remove the tenant personally. Court papers should explain how to respond and whether a hearing is listed. A tenant can raise relevant issues, such as an incorrectly calculated notice period, missing statutory requirements, discrimination, or serious unresolved problems affecting the home.
If the court makes a possession order and the tenant still does not leave by the date ordered, the landlord may need to apply for a warrant or writ so that authorised enforcement officers can act. A landlord should not use threats, harassment, utility disconnection or an unlawful lockout to force a move.
Relevant forms and official bodies
Landlord’s notice: form RHW20
Form RHW20 is the prescribed notice commonly used by a landlord seeking possession under the no-fault route. For example, a landlord who wants to recover a property after the required period should complete and serve the correct notice, rather than relying on an informal letter. A tenant should keep a copy and check whether the details and dates are accurate.
Court possession claim forms
If the tenant does not leave, the landlord may need to use the relevant county court possession claim procedure. The court may require forms such as form N5, a claim for possession, and form N119, particulars of claim, depending on the procedure and circumstances. These forms are completed by the claimant, but a tenant should read them promptly, follow the response instructions and seek advice if the claim is unclear.
Residential Property Tribunal Wales
The Residential Property Tribunal Wales deals with certain housing disputes and appeals, including matters within its statutory jurisdiction. It is not a substitute for the county court in every possession case, so check whether your issue belongs before filing anything.
Rent, repairs and homelessness while notice is running
A possession notice does not normally cancel the tenant’s duties under the occupation contract. Continue paying rent where possible and report repairs in writing. If the home is unsafe or unfit, record the problem and request action; do not assume that withholding rent is risk-free without specialist advice.
If you may have nowhere to live, contact your local authority’s homelessness service before the notice expires. Explain that you have received a possession notice and ask whether the council can assess your circumstances, prevention duties and available housing options. Keep proof of the contact and any documents requested.
FAQ
- Does a six-month no-fault notice mean I must leave immediately?
- No. The notice should give the required notice period, and it is not by itself a court order.
- Can my landlord evict me by changing the locks?
- No. A landlord must follow the lawful possession and enforcement process and should not remove a tenant through harassment or an unlawful lockout.
- What should I do if I think the notice is invalid?
- Keep the notice and related evidence, continue following the contract where possible, and obtain urgent advice from a housing adviser or local authority.
How-To
- Read the notice and write down the service date and possession date.
- Gather your written statement, rent receipts, repair records and delivery evidence.
- Contact an official housing advice service or your local authority for help checking the notice.
- Plan for housing and ask the council about homelessness prevention before the deadline.
- Respond to any court claim and attend the hearing if one is listed.
Help and Support / Resources
- Welsh Government housing guidance for official information about renting in Wales.
- Welsh Government homelessness assistance explaining how to seek help from your local authority.
- Shelter Cymru housing advice for Wales-based tenant support and contact options.
