Eviction Process in Wales (Renting Homes Act)

Disclaimer: This guide provides general legal information for educational purposes only and does not constitute legal advice. Always consult a qualified solicitor in Wales for advice specific to your situation. Information last verified: March 2026.

The Renting Homes (Wales) Act 2016 (implemented in late 2022) completely overhauled the eviction process in Wales. The old "Section 21" and "Section 8" notices from English and previous Welsh law no longer apply.

In Wales, landlords must serve a specific Possession Notice to end a Standard Occupation Contract. Tenants are legally known as contract-holders.

1. The Landlord's Notice ("No-Fault" Eviction)

While England has moved toward banning "no-fault" evictions, Wales currently retains them, but with the longest notice period in the UK, granting contract-holders massive security of tenure.

To reclaim the property without proving the contract-holder did anything wrong (e.g., you want to sell the house or move into it yourself), you use a Landlord's Notice (often referred to as a Section 173 notice).

The Strict Rules for a Landlord's Notice:

• 6 Months' Notice: You must give the contract-holder a minimum of 6 months' notice to leave.
• The First 6 Months: You cannot serve this notice during the first 6 months of the occupation contract. Therefore, every new contract guarantees the occupier at least 12 months in the property.
• The "Use it or Lose it" Rule: Once the 6-month notice period expires, you have exactly 2 months to apply to the court for a possession order. If you miss this window, the notice expires, and you are banned from issuing another no-fault notice for 6 months.

Prerequisites for Serving a No-Fault Notice

You are legally barred from serving a no-fault notice if you have failed any compliance checks:

1. You are not registered and licensed with Rent Smart Wales.
2. You failed to protect the security deposit within 30 days or failed to provide the Prescribed Information.
3. You failed to provide the Written Statement of the contract within 14 days of move-in.
4. The property does not meet Fitness for Human Habitation (FFHH) standards (meaning you lack a valid Gas Safety Certificate, EICR, or working smoke/carbon monoxide alarms).

2. Eviction for Rent Arrears (Breach of Contract)

If the contract-holder stops paying rent or breaches another term of the occupation contract, the landlord does not have to wait 6 months. They can issue a Possession Notice based on a Breach of Contract.

Serious Rent Arrears

If the contract-holder is in "serious rent arrears"—defined as owing two months' rent or more (if rent is paid monthly)—the landlord can serve a notice giving the contract-holder 1 month (one calendar month) to leave.

If the contract-holder pays down the debt so they owe less than two months before the court hearing, the judge will usually halt the eviction.

Standard Rent Arrears or Other Breaches

For rent arrears less than two months, or other breaches (like unauthorized pets or damage), the landlord must serve a notice giving 1 month before they can apply to the court. The court will then decide if it is "reasonable" to evict based on the severity of the breach.

3. Applying to the Court

If the notice period (whether 1 month or 6 months) expires and the contract-holder has not vacated, the landlord must apply to the local County Court for a Possession Order.

• Self-help evictions are a criminal offense. You cannot change the locks or remove the contract-holder's belongings yourself.

4. The Warrant for Possession

If the judge grants a Possession Order and the contract-holder still refuses to leave by the court-ordered date, the landlord must apply for a Warrant for Possession. Only court bailiffs are legally permitted to physically remove the contract-holder from the property.

How Landager Helps Landlords in Wales

Because a single missing compliance document (like an expired Gas Safety certificate or unregistered deposit) instantly invalidates a 6-month no-fault eviction notice in Wales, flawless record-keeping is your only defense. Landager acts as a compliance gatekeeper, ensuring every contract-holder has automatically received their Written Statement and FFHH certificates on day one. If you need to evict, our system verifies your compliance status holds water, ensuring your County Court claim isn't thrown out on a technicality.

Back to Wales Residential Landlord-Tenant Laws Overview.