Newport is the largest city in south-east Wales and a significant private rented sector market, with strong demand from Cardiff commuters (approximately 12 miles by rail, 12 minutes to Cardiff Central), NHS workers at the Grange University Hospital, and the advanced manufacturing sector. Newport operates under Welsh law — the Renting Homes (Wales) Act 2022 — which is fundamentally different from the English Renters' Rights Act 2025.
Key 2026 obligations for Newport landlords
- Rent Smart Wales: register as a landlord — mandatory for all Welsh landlords regardless of letting agent use. Self-managers must also obtain an RSW licence
- Use occupation contracts — not Assured Shorthold Tenancies — for all new Welsh tenancy agreements
- Provide a written statement of the occupation contract within 14 days of occupation — failure bars Section 173 possession and triggers a daily rent penalty
- Section 173 (no-fault possession) requires 6 months' notice for periodic standard occupation contracts — longer than England's former Section 21
- Fitness for Human Habitation standard: property must be fit throughout the tenancy; includes EICR, smoke/CO alarms, and freedom from HHSRS hazards
- Mandatory HMO licensing for 5+ occupants/2+ households — check Newport City Council for any additional licensing schemes
- Deposit protection in an approved scheme within 30 days; serve Prescribed Information to all contract-holders
Renting Homes (Wales) Act 2022 — key differences from English law
The RH(W)A 2022 replaced ASTs in Wales with occupation contracts from 1 December 2022. All existing Welsh ASTs converted automatically. Key differences: 6 months' notice for Section 173 no-fault possession (vs abolished Section 21 in England); written statement obligation with penalty for late service; joint contract-holders can be added/removed without ending the tenancy; and the Fitness for Human Habitation standard is enforceable as a contract term.