Introduction to the Renting Homes (Wales) Act and Its Impact

The Renting Homes (Wales) Act, which came into force on 1 December 2022, has brought substantial reforms to the Welsh private rented sector. It replaced the familiar assured shorthold tenancies (ASTs) with new occupation contracts and extended notice periods for ‘no-fault’ evictions from two months to six months. While intended to provide greater security for tenants, these changes have been met with concern by many landlords.

According to a recent survey conducted by the National Residential Landlords Association (NRLA), 47% of landlords in Wales view the Act as detrimental to the sector, compared to only 28% who see it as beneficial. This survey data highlights the challenges landlords face in adapting to the new legal framework.

Landlords Face Significant Adjustment Period

Meera Chindooroy, deputy director of campaigns, public affairs and policy at the NRLA, commented on the situation: “Landlords in Wales have faced a period of significant adjustment since the introduction of the Renting Homes Act.” The extended notice periods and the shift to occupation contracts have altered how landlords manage tenancies and plan their investments.

Chindooroy emphasised the importance of legislative consistency, especially with the Senedd elections scheduled for May. She stated, “As we look ahead to the Senedd elections in May, it’s important the next Welsh government continues to maintain the changes in the Act, to ensure a consistent legislative environment which allows landlords to plan and invest with confidence.” This suggests that while the Act has posed difficulties, maintaining a stable legal framework is crucial for long-term sector confidence.

Additional Pressures from the Welsh Homelessness Bill

The challenges for landlords in Wales are compounded by the forthcoming Welsh Homelessness Bill, which is expected to receive Royal Assent soon. The NRLA has previously warned that this Bill could place additional strain on landlords and local authorities.

Key changes in the Bill include the removal of the ‘intentionality test’, an extension of the homelessness risk period from 56 days to six months, and the introduction of a ‘deliberate manipulation of the system test’. These measures aim to provide greater protection for individuals at risk of homelessness but may increase responsibilities and risks for landlords.

What This Means for Welsh Landlords

The combined effect of the Renting Homes (Wales) Act and the Welsh Homelessness Bill signals a period of heightened regulatory complexity for landlords in Wales. The extended eviction notice periods and new tenancy arrangements require landlords to adapt their management practices and financial planning.

Landlords should stay informed about legislative developments and consider seeking professional advice to navigate these changes effectively. The NRLA’s survey underscores the need for ongoing dialogue between landlords, policymakers, and tenant representatives to balance tenant protections with a sustainable rental market.

Looking Ahead to the Senedd Elections

With the Senedd elections approaching in May, the future direction of housing legislation in Wales remains a key issue for landlords. The NRLA’s call for maintaining the current legislative framework highlights the importance of stability for investment and sector confidence.

Landlords and letting agents should monitor election outcomes and policy announcements closely, as these will influence the regulatory environment and operational conditions within the Welsh private rented sector.

Suggested internal link anchors

• Renting Homes (Wales) Act
• private rented sector
• assured shorthold tenancies
• occupation contracts
• eviction notice periods
• Welsh Homelessness Bill
• Senedd elections
• National Residential Landlords Association
• landlord investment confidence
• tenant protections

TLA update

TLA is launching a new Trusted Partners Hub in Q1 2026, featuring verified and approved service providers selected to support landlords, tenants, and property management businesses. We are inviting legal, trades, insurance, financial, mortgage, tenant screening, and other service providers to register their interest here: https://landlordassociation.org.uk/become-a-tla-service-partner/