What Happens When a Tenant Dies in Wales?

Facing the death of a tenant can be both emotionally challenging and legally complex. For renters in Wales, it's important to understand how tenancy rules apply in these situations, especially following the major changes introduced by the Renting Homes (Wales) Act. This guide is designed to help you grasp your rights and next steps, whether you’re a surviving partner, family member, or friend who shared the home.

Understanding What Happens to a Tenancy After a Tenant Passes Away

When a tenant dies, their tenancy doesn't automatically end. The exact process depends on the type of tenancy, who lived in the property, and whether anyone is eligible to take over (or "succeed to") the agreement.

Key Rules Under the Renting Homes (Wales) Act 2016

From December 2022, most tenancies in Wales became "occupation contracts" under the Renting Homes (Wales) Act 2016^[1]. This act defines:

• Who can inherit (or succeed to) a contract after the contract-holder’s death
• The process for landlords and remaining householders

There are generally two possible types of succession:

• Priority succession: Usually for someone who lived with the contract-holder as their spouse, civil partner, or long-term partner. They need to have lived in the home at the time of death.
• Reserve succession: For another close family member who lived in the home for the last 12 months. They may be able to take over if no one qualifies for priority succession.

What Should You Do If Someone Dies in a Rental Home in Wales?

If you’re dealing with a tenant’s passing, it’s important to notify the landlord or letting agent as soon as possible and provide a copy of the death certificate. The landlord will assess if a qualified successor is living in the property. If no one can succeed, the tenancy will usually end either by the landlord seeking possession or under agreed terms.

Forms and Practical Steps for Successors and Landlords

When a succession is possible, or a tenancy needs to end after death, certain steps and forms may be needed:

• Notice Requiring Possession (RHW23 for Secure Contracts)
  RHW23 Notice is used by landlords to begin ending a secure contract, if there’s no successor. For instance, if a single tenant dies and no one is eligible to take over, the landlord serves this notice to regain possession.
• Notice to End a Periodic Standard Contract (RHW16)
  RHW16 Notice is used for standard occupation contracts. If the contract-holder dies and there’s no successor, this form allows the landlord to officially request the property back.
• Death Certificate
  This is not a housing-specific form but is needed as proof for the landlord and may be required by the local authority if you seek advice or assistance.

For detailed forms and requirements, always check the latest versions on the Welsh Government Renting Homes official forms page.

What Happens If There Is No Eligible Successor?

If no one in the household meets the criteria for succession, the landlord can seek to end the tenancy in accordance with the rules set out in the Renting Homes (Wales) Act 2016. The property may need to be vacated, often after statutory notice periods.

Tribunals and Disputes

If disagreements arise, such as over the right to succession, tenants and landlords may need to apply to the Residential Property Tribunal for Wales, which handles issues relating to occupation contracts and tenancy rights.

FAQ: What Renters in Wales Need to Know

1. Can a family member continue living in the rental after a tenant dies?
   It depends on their relationship to the tenant and how long they've lived there. If they're a spouse, civil partner, or long-term partner living in the property at the time of death, they usually have the strongest rights. Other family members may also have rights if they lived in the home for the last 12 months, but there are some restrictions.
2. Does the tenancy end immediately when a tenant dies?
   No. The tenancy—or, under the new law, the "occupation contract"—remains in place until the landlord takes formal steps, or until an eligible person takes over the contract.
3. What is a "successor," and how do I become one?
   A successor is someone who is entitled under the law to take over the housing contract after the tenant dies, usually a spouse, partner, or long-term resident family member. Eligibility depends on your relationship to the deceased and your living arrangements before their death. There is no application form; the process happens by law, but you must tell your landlord and provide evidence.
4. What if there is no eligible person to take over the tenancy?
   If no one can succeed the contract, the landlord can serve notice (using the required forms) and eventually take back the property, following proper legal procedure.
5. Where can I get help if I'm unsure about my rights after a tenant has died?
   Contact Shelter Cymru, your local council's housing department, or visit the official Renting Homes Wales website for more advice.

Conclusion: Key Takeaways

• In Wales, tenancy rules after a tenant's death are now governed by the Renting Homes (Wales) Act 2016.
• Spouses, civil partners, long-term partners, and qualifying family members may be able to "succeed" the tenancy.
• If no one qualifies, the landlord must follow formal notice procedures before regaining possession.

Knowing your rights early can help you avoid unnecessary housing stress after the loss of a loved one.

Need Help? Resources for Renters

• Renting Homes Wales – Official Government Guidance
• Shelter Cymru Advice Services
• Residential Property Tribunal for Wales
• For forms and legal information: Welsh Government Renting Homes Forms
• Contact your local council's housing department for urgent housing support

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1. Renting Homes (Wales) Act 2016 (full legislation)

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