Eviction Process in Wales (Renting Homes Act)
A comprehensive guide to evicting a contract-holder in Wales, detailing the new 6-month no-fault notice rules and eviction for rent arrears.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
The Renting Homes (Wales) Act 2016 (which officially commenced on 1 December 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. Since the notice period itself is 6 months, the earliest a contract-holder can be required to leave is after 12 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:
- You are not registered and licensed with Rent Smart Wales.
- You failed to protect the security deposit within 30 days or failed to provide the Prescribed Information.
- You failed to provide the Written Statement of the contract. If the statement is provided late (after the initial 14-day deadline), you are prohibited from serving a Section 173 notice for six months starting from the day the statement was actually provided.
- 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.
If the contract-holder is in "serious rent arrears"—defined by Section 158 as owing two months' rent or more (if rent is paid monthly)—the landlord can serve a notice giving the contract-holder 14 days 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, as the mandatory ground no longer applies.
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. However, for anti-social behavior, under Section 161(2), the landlord may make a possession claim on or after the same day the possession notice is given to the contract-holder. 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 0 days, 14 days, 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.
Sources & Official References
Frequently Asked Questions
▶What is the eviction process for landlords in Wales?
The eviction process in Wales requires landlords to follow formal legal procedures established by both regional and national law. Valid grounds typically include non-payment of rent, lease violations, or the landlord's personal use of the property. Landlords must provide proper written notice, allow any required cure periods, and may need to obtain a court or tribunal order.
▶What are the key landlord-tenant laws in Wales?
Renting residential property in Wales underwent a massive legislative revolution on December 1, 2022, when the Renting Homes (Wales) Act 2016 officially came into force. This Act entirely replaced the old system of Assured Shorthold Tenancies (ASTs), creating a unique legal framework distinct from England and the rest of the UK. This guide covers the essential compliance requirements for property owners and landlords.
Read the complete guide▶What are the rent increase rules in Wales?
Wales has specific rules governing when and how landlords can increase rent, which may include caps on the percentage of increase, minimum notice periods, and restrictions on frequency. These rules may differ from national standards, so landlords must check regional regulations.
Read the complete guide▶What are the security deposit rules in Wales?
Security deposit rules in Wales govern how much landlords can charge, how deposits must be held or protected, and the timeline for returning deposits after a tenancy ends. Landlords must provide itemized statements of any deductions and comply with all regional and national statutory deadlines.
Read the complete guide▶What are the mandatory lease requirements in Wales?
Lease agreements for rental properties in Wales must comply with both regional and United Kingdom national law. Required elements typically include the names of both parties, property description, rent amount and payment terms, deposit details, lease duration, and maintenance responsibility allocation.
Read the complete guide▶What are landlord maintenance obligations in Wales?
Landlords in Wales are required to maintain rental properties in a habitable condition, ensuring the structure, plumbing, electrical systems, and essential services are in proper working order. Regional laws in Wales may impose additional requirements beyond the national standard.
Read the complete guide▶What are the late fee rules in Wales?
Wales has specific rules regarding late fees and penalties for overdue rent. These may include mandatory grace periods, caps on fee amounts, and restrictions on interest charges. Check both regional and United Kingdom national regulations for the applicable rules.
Read the complete guide▶What disclosures must landlords provide in Wales?
Landlords in Wales must disclose relevant property information to prospective tenants before the lease is signed. Required disclosures may include known defects, environmental hazards, previous damage, and any conditions affecting the tenant's use of the property, in compliance with both regional and national law.
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