Welsh landlords had to serve an updated written statement or notice of variation on every named contract-holder between 1 June and 14 June 2026. That window has closed. Missing it exposes you to a compensation claim of up to 2 months' rent per contract-holder, and late service is still required. This guide explains what changed, who must act, and exactly how to serve.
The service window ran from 1 June to 14 June 2026 and has closed. Missed notices expose you to a compensation claim of up to 2 months' rent per contract-holder and may prevent you giving a valid no-fault (section 173) notice until the paperwork is in order. If you have not served, do so now.
What changed on 1 June 2026
The Renting Homes (Model Written Statements of Contract) (Wales) (Amendments etc.) Regulations 2026 added two new fundamental provisions to the Renting Homes (Wales) Act 2016:
- Section 54A; Landlords must not discriminate against a contract-holder because they have, or might in future have, a child under 18 living at the property.
- Section 54B; Landlords must not discriminate against a contract-holder because they receive, or might in future receive, welfare benefits.
These become fundamental terms of all periodic standard occupation contracts automatically on 1 June 2026. You do not need the contract-holder to agree, they apply regardless. What you must do is inform each contract-holder of the change in writing by 14 June 2026.
Who must act
You must serve the statement of variation if all of the following apply:
- You are a landlord letting a property in Wales.
- The property is let on an occupation contract under the Renting Homes (Wales) Act 2016.
- The contract is a periodic standard contract (most Welsh tenancies are).
This includes contracts that were fixed-term at the outset and have since rolled onto a periodic basis. It also includes contracts where a letting agent manages the property, you remain responsible for service unless your agency agreement expressly transfers the obligation.
How to serve: step by step
Step 1, List every active Welsh occupation contract
For each Welsh property, identify every named contract-holder. Joint contracts require individual service on each person named. One copy to a household is not sufficient.
Step 2, Choose your document format
- Updated written statement, Reissue the whole written statement of the occupation contract with sections 54A and 54B incorporated. This replaces the old written statement in full.
- Written notice of variation, Serve a shorter document that sets out only the new terms and states clearly where they sit within the existing contract. This is faster and suitable for most landlords who already have a compliant written statement.
LetSafe's Wales landlord document pack includes an updated occupation contract and a standalone notice of variation incorporating both new terms, drafted in the correct Welsh statutory language.
Step 3, Check the document details
- The contract-holder's name is spelled exactly as in the original written statement.
- The property address matches your original contract.
- The document is dated on or after 1 June 2026.
- Both sections 54A and 54B are set out in full (not simply referenced by number).
Step 4, Serve (the window was 1 to 14 June 2026, now closed)
- In person, Obtain a signed and dated receipt from the contract-holder.
- Post, Use a trackable service (Royal Mail Signed For or similar) and retain the tracking reference and confirmation of delivery.
- Email, Permitted only where your original written statement expressly allowed electronic service of notices. If in doubt, use post. Save the sent email, any read-receipt, and the delivery timestamp.
The statutory window has closed. If you have not served, serve now and document the delay, late service materially improves your position over no service.
Step 5, File your proof of service
Retain proof of delivery for each contract-holder alongside your original written statement. In any dispute, the burden of proof rests entirely on the landlord. Keep records for at least six years.
Consequences of missing the deadline
- Each affected contract-holder may apply to the County Court for compensation of up to 2 months' rent equivalent (plus interest where awarded); the compensation is capped, it does not accrue daily.
- You may be unable to serve a valid no-fault possession notice under the occupation contract until the written statement is in order, potentially delaying any possession proceedings significantly.
With the average Welsh monthly rent at approximately £825 (ONS, April 2026), two months' compensation per tenant is around £1,650 per contract-holder. A landlord with five Welsh properties and ten joint contract-holders could face exposure of over £16,000, before any legal costs.
Frequently asked questions
Can I serve the notice by text message?
No. The Renting Homes (Wales) Act 2016 requires a written statement or notice of variation. A text message does not satisfy this requirement.
My property is managed by a letting agent. Do I still need to act?
You remain responsible unless your agency agreement explicitly transfers the obligation to serve written statements to your agent and your agent has confirmed they will do so. Do not assume, check with your agent in writing and get written confirmation.
I let a property in both England and Wales. Does this apply to my English properties?
No. The Renting Homes (Model Written Statements of Contract) (Wales) (Amendments etc.) Regulations 2026 apply only to properties in Wales let on Welsh occupation contracts. Your English properties are governed by the Renters' Rights Act 2025 and use assured periodic tenancies.
I already gave my tenant an updated written statement in 2022. Is that enough?
No. The 2022 transition dealt with the original conversion to occupation contracts. The 2026 Regulations add new fundamental terms (54A and 54B) that did not exist in 2022. A new notice or updated statement was required in the 1 to 14 June 2026 window; if you have not served, do so now.
What if a contract-holder refuses to accept or sign the notice?
The contract-holder's refusal or signature is not required for valid service. What matters is that you served the document by an acceptable method and have proof of the attempt. If you are unable to serve in person because the tenant refuses, use trackable post to the property address.
Documents for Welsh landlords
LetSafe's Wales landlord document pack includes:
- Periodic standard occupation contract (updated for sections 54A and 54B)
- Standalone notice of variation for existing contracts, ready to serve by 14 June 2026
- Rent variation notice (section 103, Wales)
- Possession notice (section 173, equivalent of section 21 in England under the Wales Act)
- Section 157 notice for breach of contract (Wales)
All documents are drafted in the correct Welsh statutory language, reviewed against the Renting Homes (Wales) Act 2016 and its 2026 amendments.
This guide is accurate as at 6 June 2026. It is provided for information purposes only and does not constitute legal advice.