Your Guide to Fixed-Term and Rolling Rent Rules in Wales

If you’re renting in Wales, it’s important to know how fixed-term and rolling (also called periodic) agreements affect your rights and responsibilities. The differences impact how your rent can be increased, when you can leave, and how your landlord can end your tenancy. This guide explains your rights under current Welsh housing law in plain language, with helpful links to official forms and government resources.

Understanding Fixed-Term vs. Rolling Contracts in Wales

In Wales, all tenancy contracts since December 1, 2022, are called ‘occupation contracts’ under the Renting Homes (Wales) Act 2016. There are two main types:

• Fixed-term contract: Lasts for a set period (for example, 12 months). The terms (like rent or end date) are agreed in advance.
• Periodic (rolling) contract: Renews each period (e.g., monthly) until either you or your landlord give notice to end it.

If you reach the end of a fixed-term and stay, your contract usually becomes a rolling contract unless a new fixed-term is agreed.

How Rent Increases Work

The rules around rent increases depend on your contract type. For both fixed-term and rolling contracts, the law requires your landlord to give you clear, written notice before raising your rent.

1. In a Fixed-Term Contract

• Rent can't usually be increased during the fixed term unless your contract specifically allows for it and explains how the increase will work.
• Your landlord must still give you written notice, using the official RHW12: Notice of a Rent Variation form.
• If there’s no rent review clause, the rent can only change at the end of the fixed-term.

2. In a Rolling (Periodic) Contract

• Landlords can increase the rent, but not more than once a year.
• They must issue a RHW12: Notice of a Rent Variation at least 2 months before any proposed increase, and the notice must be given in writing.

If you disagree with a proposed rent increase, you can challenge it – see the quick guide below.

Ending Your Contract: Notice Periods and Your Rights

Your contract type affects how much notice is required for you – or your landlord – to end the tenancy.

Fixed-Term Contract

• You are usually committed until the end date, unless your contract has a ‘break clause’.
• Your landlord cannot evict you without a legal reason unless the fixed term ends (unless there are grounds as outlined in your contract and law).

Rolling (Periodic) Contract

• You must give the notice required in your contract (usually 4 weeks).
• Landlords generally need to give at least 6 months’ notice using the correct form, unless there are grounds for possession.

Official Forms and How to Use Them

• RHW12: Notice of a Rent Variation – Used by landlords to inform you of a proposed rent increase. You must receive this at least 2 months in advance and no more than one increase per year is allowed on rolling contracts.
  See the form and guidance at the Welsh Government website.
• RHW6: Notice by contract-holder to end contract – If you wish to end your tenancy, use this form to give notice to your landlord.
  Download from the official source here.

For example, if your landlord issues a rent increase and you want to challenge it, you must do so within one month of receiving your RHW12 notice by applying to the tribunal – see below for steps.

How to Challenge a Rent Increase in Wales

If you feel the new rent is too high, you can apply to the Residential Property Tribunal Wales. The tribunal reviews rent disputes and has legal power to determine a fair rent.

• You must apply within 1 month of the rent increase notice.
• Complete the relevant application form: find submission instructions on the official tribunal website.
• The tribunal will invite both you and your landlord to provide evidence before making a decision.

A quick review and timely objection are essential to protect your rights.

FAQ: Fixed-Term and Rolling Rent Rules in Wales

1. What happens when my fixed-term occupation contract ends in Wales?
   Unless you sign a new fixed-term agreement, your contract automatically becomes a periodic (rolling) contract, with rent and rights continuing as before unless otherwise agreed.
2. How much notice does my landlord need to give before increasing the rent?
   Your landlord must give at least 2 months’ notice in writing, using the RHW12 form, and cannot increase the rent more than once a year on a rolling contract.
3. Can I challenge a rent increase if I think it's too high?
   Yes, you can apply to the Residential Property Tribunal Wales within 1 month of receiving the RHW12 notice to dispute the increase.
4. Is my landlord allowed to end my fixed-term contract early?
   Only if your contract has a break clause, or for a legal reason set out in the Renting Homes (Wales) Act 2016. Otherwise, you stay until the end of the fixed term.
5. Where can I find the official forms for rent changes and ending my contract?
   All official Welsh government forms (including RHW12 and RHW6) are available from the Welsh Government’s tenancy and licence forms page.

Conclusion: Key Takeaways

• In Wales, fixed-term and rolling contracts offer different rules on notice, rent increases, and ending agreements.
• Landlords must use official forms like RHW12 to notify you of rent rises and must give proper notice.
• If you disagree with a rent increase, you have the right to challenge it at the Residential Property Tribunal Wales within 1 month.

Stay informed and use the right process to make sure your home—and your rights—are protected.

Need Help? Resources for Renters

• Welsh Government Renting Homes Guidance
• Residential Property Tribunal Wales – for challenging rent increases or other disputes
• Shelter Cymru – free housing advice and support for renters
• Tenancy and Licence Forms (Welsh Government)
• Your Local Council – find housing support and tenant services via your council’s website

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1. Renting Homes (Wales) Act 2016
2. Welsh Government: RHW12 Notice of a Rent Variation
3. Welsh Government: Tenancy and Licence Forms
4. Residential Property Tribunal Wales

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