Update Monday 31 Aug. 2026
Received an eviction notice in Wales? Don't assume you have to leave immediately. The rules for eviction in Wales are different from those in England. Most renters in Wales have an occupation contract, governed by the Renting Homes (Wales) Act 2016. For a landlord to recover possession, they must follow the correct legal process. Depending on your contract and the reason for possession, there may be specific requirements about the notice, documentation, property safety and the landlord's own registration or licensing. Here are 12 things to check if your landlord is trying to evict you.
1. Does your contract even allows an eviction?
The first question is what type of occupation contract you have.
Private renters will generally have either a standard occupation contract or, in some circumstances, another type of contract. Standard contracts can be periodic or fixed-term. A landlord using the no-fault possession procedure under section 173 can only use this route for a periodic standard contract. The prescribed notice for this procedure is Form RHW16. Different rules apply where the landlord is seeking possession because of rent arrears, a breach of contract or another specific ground.
2. Has your landlord given you at least six months' notice?
For a periodic standard contract, a landlord using the section 173 no-fault procedure must give at least six months' notice. The notice cannot be given during the first six months of the occupation contract. The six-month period starts from the day after the notice is given. This does not mean every eviction in Wales requires six months' notice. Fault-based possession procedures can have different notice periods.
3. Did your landlord use the correct form?
For a section 173 no-fault possession notice, the prescribed form is RHW16. A landlord cannot simply write a letter saying "you need to leave" and assume that this is sufficient for the statutory no-fault procedure. If you have received something that appears to be an eviction notice, check exactly what form you have received and what legal ground the landlord is relying on.
4. Were you given your written occupation contract?
Welsh landlords generally have to provide contract-holders with a written statement of their occupation contract. Failure to provide the required written statement can restrict a landlord's ability to give a valid no-fault possession notice. There are also specific rules about what happens where the statement was provided late. If you have lived in the property for months but never received your written occupation contract, this is worth checking before assuming that an RHW16 notice is valid.
5. Has the landlord provided the required information about themselves?
Landlords have obligations to provide contract-holders with information about who the landlord is and an address at which documents can be served. Rent Smart Wales confirms that providing the landlord's name and an appropriate address is a legal requirement. Failure to comply with certain information requirements can restrict the use of the no-fault possession procedure.
6. Is the landlord properly registered and licensed?
A landlord in Wales generally needs to comply with the Rent Smart Wales registration and licensing requirements. For a valid possession notice, the landlord must generally be registered and either licensed themselves or use a licensed agent to let and manage the property. Rent Smart Wales specifically states that an eviction notice will normally be invalid if the landlord was not properly registered/licensed when the notice was served, subject to certain statutory exceptions. You can check the public Rent Smart Wales register if you are unsure about your landlord or agent.
7. Has the landlord complied with property safety requirements?
Certain safety and fitness requirements can affect a landlord's ability to use the no-fault possession procedure. These include requirements relating to matters such as:
Gas safety
Electrical safety
Smoke alarms
Carbon monoxide alarms
Energy Performance Certificates
The precise requirements depend on the property and circumstances, but failure to comply with certain statutory requirements can prevent a landlord from using the section 173 procedure. So receiving an RHW16 does not automatically mean that the notice is valid.
8. Was your deposit dealt with correctly?
If you paid a security deposit, your landlord has obligations concerning how that deposit is handled. A failure to comply with applicable deposit requirements can restrict the landlord's ability to use the no-fault possession procedure. If you received an eviction notice but your deposit was never properly dealt with, keep any evidence showing:
How much you paid
When you paid it
Where it was supposed to be protected
Any deposit information you received
Correspondence with your landlord about the deposit
This could be important when checking the validity of the notice.
9. Has the landlord complied with the rules on prohibited payments?
Welsh law also regulates certain payments that landlords and agents can require from contract-holders. Rent Smart Wales identifies compliance with the Renting Homes (Fees etc.) (Wales) Act 2019 as one of the matters that can affect the ability to use the no-fault possession procedure. If your landlord demanded unusual fees or payments when you moved in or during the contract, keep records of what you were asked to pay.
10. Are you being evicted because you complained about serious problems?
Wales provides protection against certain retaliatory possession claims. If you have complained about serious problems with the property, such as disrepair or issues affecting whether the property is fit for human habitation, and the landlord brings a possession claim to avoid their legal obligations, the court can refuse to make a possession order if it is satisfied that the claim is retaliatory. For example, keep evidence of complaints about:
Damp or mould
Serious leaks
Heating or hot-water problems
Electrical problems
Other significant repair issues
A repair complaint does not automatically make an eviction retaliatory. The circumstances and the reason for the possession claim matter.
11. Has your landlord actually obtained a possession order?
An eviction notice is not the same thing as a physical eviction. If a contract-holder does not leave after a valid notice expires, the landlord will generally need to follow the possession process and obtain a possession order before enforcing possession. For a section 173 notice, the landlord cannot normally bring the possession claim until the relevant notice period has expired. There is also a time limit for bringing the claim after the notice period ends. A landlord therefore cannot normally treat the expiry of the notice as permission to simply change the locks or remove you themselves. There is a separate statutory procedure for properties that have genuinely been abandoned.
12. The reason for the eviction matters
Not every eviction in Wales is a no-fault eviction. A landlord may seek possession for reasons including:
Rent arrears
Breach of the occupation contract
Anti-social behaviour
Other grounds provided by the Renting Homes (Wales) Act 2016
These different possession routes have different requirements and notice periods.
For example, the six-month notice requirement applies to the section 173 no-fault procedure, not to every possession claim a landlord can bring.
What should you do if you've received an eviction notice in Wales?
Don't ignore it. Start by collecting:
Your written occupation contract
The eviction notice
Deposit records
Rent payment records
Gas and electrical safety documents
Emails and messages with your landlord
Repair complaints
Photographs and videos
Council correspondence
Any other documents relating to the property
Then check what type of notice you've received, what ground the landlord is relying on and whether the requirements for that particular possession route have been met.
This information is for educational purposes, general guidance and is not legal advice. The rules can differ depending on where your property is located and the circumstances of your tenancy.
Can my landlord evict me without giving me a reason in Wales?
It depends on the type of tenancy and notice being used. For many standard occupation contracts, a landlord can use a no-fault notice, but they still have to follow the correct legal procedure and notice period. Other situations, such as rent arrears or serious breaches of the contract, may allow a landlord to use a different possession process.
Can my landlord give me an eviction notice by WhatsApp or text?
A message from your landlord does not automatically make an eviction notice legally valid. The notice generally needs to meet specific legal requirements, including being in the correct form and properly served. Keep screenshots of anything your landlord sends you.
Can my landlord evict me if my deposit was never protected?
An unprotected deposit can affect a landlord's ability to use certain possession procedures and may also give you a separate claim. Don't assume that an invalid deposit automatically means every eviction is cancelled, though—the effect depends on the possession procedure and circumstances.
Does my landlord have to fix safety problems before evicting me?
Landlords have separate legal duties concerning the condition and safety of rented homes. Problems with gas safety, electrical safety, smoke alarms or other requirements can be relevant to the legality of the tenancy and, in some circumstances, the possession process.
Can I challenge an eviction notice if my landlord is retaliating against me?
Potentially. If the eviction appears to be connected to you making certain complaints about the condition of the property, there may be protections against retaliatory eviction. The exact protection depends on the circumstances and the type of notice being used.