Your Rights If Your Home Is Sold During Tenancy in Wales

It can feel quite unsettling if you learn your rented property in Wales is being sold. Many renters worry they could lose their home or face unexpected changes. In Wales, tenancy law gives you certain protections and outlines what you and your landlord—or the new owner—can and can't do. Understanding these rights is essential so you know what to expect and how to act if the property changes hands.

What Happens When a Rented Property Is Sold in Wales?

The sale of a rented property does not automatically end your tenancy. In Wales, tenants are protected under the Renting Homes (Wales) Act 2016, which has brought in major reforms to how tenancies (now called 'occupation contracts') are managed.^[1]

• Your contract remains valid even after the property is sold.
• The new owner (buyer) becomes your new landlord and must honour the same terms and conditions of your occupation contract.
• You cannot be forced to move out just because the property is sold.

This means there is no automatic eviction or requirement for you to leave. The only way your tenancy (occupation contract) can come to an end is if proper notice is served using the correct procedure and forms under Welsh law.

Key Legal Protections for Renters

Your rights are set out by the Renting Homes (Wales) Act 2016 and supporting regulations. This law ensures:

• Transfer of the landlord does not affect your contract—your rights and responsibilities stay the same.
• If you have a Fixed Term contract, you are entitled to stay until the end of the term, unless you breach the contract or the landlord gets a possession order from the court.
• For Periodic (rolling) contracts, the new landlord must follow valid procedures to end the agreement, such as serving a correct notice.

If a new landlord wishes you to leave, they must use the official eviction process and serve a written notice, typically a Section 173 Notice for periodic contracts.

What Forms and Notices Are Used?

Here are the most relevant forms and notices you may encounter:

• Landlord's Notice (Section 173 Notice)
  • Name: 'Notice under section 173 of the Renting Homes (Wales) Act 2016'
  • When Used: If the landlord (new or current) wishes to end a periodic contract without alleging any breach, they must serve you this notice.
  • How Used: For example, after purchasing a rental property in Wales, the new landlord must give at least six months' notice (and cannot serve it within the first six months of your occupation contract). You do not need to leave immediately upon sale.
  • See model written statements and notices from the Welsh Government
• Possession Claim Application (Form N5B Wales)
  • Name: Claim Form for Possession of Property (Accelerated Procedure – Wales) N5B Wales
  • When Used: If you do not move out after notice expires, the landlord must apply to court for possession using this form.
  • How Used: The landlord completes and submits Form N5B Wales, and you may receive court papers with instructions on how to respond.
  • Download Form N5B Wales from GOV.UK

If in doubt, check the Residential Property Tribunal for Wales, which handles occupation contract issues and housing disputes.

Will My Occupation Contract Change If the Landlord Changes?

No, your existing contract terms, including rent amount, deposit protection, and rights to repairs, remain intact after the sale. The new owner must:

• Provide you with their name and contact details.
• Protect your deposit in a government-approved deposit scheme, if this applies.
• Continue to perform all landlord obligations, such as repairs and maintenance.

Practical Steps for Renters: What Should You Do?

• Keep copies of any written communications with your landlord or letting agent about the sale.
• Check your occupation contract for any specific clauses regarding sale or landlord changes.
• Once notified of a new landlord, verify how your rent should be paid and request updated payment details, if necessary.
• Review your rent deposit status to confirm it's still protected.
• Contact the Residential Property Tribunal for Wales if you face eviction without proper notice or if there are disputes after the sale.

This process generally involves minimal disruption—your everyday occupancy should continue as before, unless you are served a valid notice and a court order (if necessary).

FAQs: Tenants' Rights When a Rented Property in Wales Is Sold

1. Can a new owner force me to leave immediately after buying my rented home? No. They must follow the correct notice procedures under the Renting Homes (Wales) Act 2016, which includes serving a valid notice and, if necessary, obtaining a court order.
2. Does my occupation contract automatically change when the property is sold? No. All terms and conditions remain the same unless you and your new landlord agree to formally vary the contract.
3. What if I do not receive details of my new landlord? Request their information in writing. The law requires this, and failing to provide it can be a breach of landlord obligations.
4. Is my deposit still protected after the property is sold? Yes. Your deposit must remain protected in a government-authorised tenancy deposit scheme. Confirm with the scheme if you are unsure.
5. Which tribunal can help if there is a dispute about the sale or eviction? The Residential Property Tribunal for Wales deals with tenancy disputes. You can contact them for guidance and support.

Key Takeaways for Renters

• Selling a rented property in Wales does not end your occupation contract or your right to remain, unless the proper legal process is followed.
• Your contract rights—including notice periods, repairs and deposit protection—continue with the new landlord.
• If you face uncertainty or receive any notice, seek official advice and contact the tribunal if you think your rights are at risk.

Need Help? Resources for Renters

• Residential Property Tribunal for Wales – independent body for tenancy disputes
• Renting Homes: Housing Law in Wales – official Welsh Government guidance
• GOV.UK Private Renting Guide
• Deposit Protection Schemes

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1. Renting Homes (Wales) Act 2016

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