Since November 2015, all private sector landlords with property in Wales have been required to register with Rent Smart Wales. This is a Cardiff-based licensing authority, designated by the Welsh Government, which maintains a publicly searchable register of landlords and agents across Wales.
The Renting Homes (Wales) Act 2016 (which came into force in December 2022) fundamentally changed Welsh tenancy law, replacing assured shorthold tenancies with Occupation Contracts. Rent Smart Wales compliance and understanding Occupation Contracts are now the two essential foundations of Welsh landlord compliance in 2026.
Who must register with Rent Smart Wales?
Registration is mandatory and applies to a wide category of landlords:
- Any individual who is the landlord of a domestic property in Wales must register, this includes residential landlords, holiday let landlords who meet the criteria, and overseas landlords with Welsh property
- Companies and other non-individual landlords (partnerships, trusts, LLPs) must also register if they are the landlord of a domestic property in Wales
- Registration must be renewed every five years
- You must register even if you use a letting agent to manage the property, registration is separate from the management licence
- Properties exempt from registration: social housing, properties managed by a social landlord, certain agricultural lettings, and properties let on a licence rather than a tenancy (e.g. lodger arrangements where the landlord lives in the property)
What is a landlord licence?
A landlord licence is required in addition to registration when the landlord self-manages their property. You need a licence if you:
- Collect rent directly from your tenants (not via an agent)
- Arrange or supervise repairs directly
- Deal directly with tenants regarding their occupation
- Carry out gas or electrical safety checks (even if via contractors but supervised directly by you)
- You do NOT need a licence if: you use a licensed letting agent for all management activities, in this case the agent must hold their own Rent Smart Wales licence
- Licences are valid for five years and require completion of an approved training course before or during the application process
- The landlord licence is personal to the individual, a company licence applies to a company's landlord activities
Rent Smart Wales training requirements
To obtain a landlord licence, landlords must complete approved training. The training covers:
- Modules covered: Welsh tenancy law, Occupation Contracts (fixed-term and periodic), written statements, fitness for human habitation, gas and electrical safety, deposit protection, anti-discrimination, and landlord-tenant obligations under the Renting Homes (Wales) Act 2016
- Approved providers: Training can be completed online via Rent Smart Wales-approved e-learning providers or in-person workshops
- Timing: Training can be completed before or after applying for a licence; however, the licence will not be granted until training is confirmed as complete
- Renewal: Continuing professional development (CPD) may be required on renewal; check the Rent Smart Wales website for current renewal requirements
- Agents: Letting agents holding a Rent Smart Wales agent licence must also complete approved training for all individuals involved in management activities
Occupation Contracts, the Welsh tenancy framework
Under the Renting Homes (Wales) Act 2016 (in force December 2022), all new lettings in Wales must use Occupation Contracts instead of assured shorthold tenancies:
- Two types: Fixed-term Standard Occupation Contract (equivalent to a fixed-term AST) and Periodic Standard Occupation Contract (rolling, equivalent to a periodic tenancy)
- Written statement required: Landlords must provide the contract holder (tenant) with a written statement of the contract within 14 days of the occupation date, failure entitles the contract holder to compensation of up to 2 months' rent equivalent (ss.36/87 RHWA 2016) and restricts the landlord's ability to serve a Section 173 notice
- Key terms: Model written statement terms are prescribed by Welsh Government regulations; landlords can vary some terms but not the fundamental/supplementary terms set out in the Act
- Notice periods: On a periodic standard contract, the landlord's no-fault route is the Section 173 notice (the nearest Welsh equivalent of the old English Section 21): at least 6 months' notice, and it cannot be served in the first 6 months of occupation, meaning effectively 12 months of security for new tenants
- Fixed-term contracts: To stop a fixed-term standard contract continuing beyond its end date, the landlord serves a Section 186 notice giving at least 6 months' notice before the end of the term; contract holders need only give 4 weeks' notice to end a periodic contract
- Fitness for human habitation (FFHH): Welsh landlords have a statutory duty (stronger than England) to ensure dwellings are fit for human habitation throughout the contract, this is a proactive obligation, not just reactive repair
HMO licensing in Wales
Houses in Multiple Occupation (HMOs) in Wales are also subject to mandatory licensing, which is administered by the relevant local authority (not Rent Smart Wales):
- A property is an HMO in Wales if it is occupied by 3 or more persons forming 2 or more households who share facilities
- HMO licensing in Wales is similar to England: large HMOs (5 or more persons from 2 or more households) require a mandatory licence from the local council, there is no storey requirement
- Many Welsh councils also run additional and selective licensing schemes, check with your local authority
- HMO landlords must also be registered with and hold a Rent Smart Wales licence (or use a licensed agent)
- HMO licence conditions in Wales include minimum room sizes, fire safety, gas/electrical safety, and property management standards
Penalties for non-compliance with Rent Smart Wales
Operating without registration or a required licence in Wales is a criminal offence with serious consequences:
- Criminal prosecution: Failure to register or licence is a criminal offence under the Housing (Wales) Act 2014, carrying an unlimited fine on conviction
- Fixed penalty notices: Rent Smart Wales and local authorities can issue fixed penalty notices as an alternative to prosecution, check the current amounts with Rent Smart Wales
- Rent Stopping Orders: Local authorities can apply to the Residential Property Tribunal for a Rent Stopping Order, preventing you from collecting rent from tenants while unlicensed
- Rent Repayment Orders: Similar to England, tenants can apply for repayment of up to 12 months' rent if the landlord was unlicensed
- Public register: Landlords who are not registered or licensed appear as such on the publicly searchable register, this can affect your ability to let property and obtain mortgage finance
- Possession barriers: Courts may take into account non-compliance when considering possession claims
Frequently asked questions
Do I need to register with Rent Smart Wales if I only have one property?+
Yes. Rent Smart Wales registration is mandatory for all private landlords in Wales regardless of portfolio size. Even if you own a single rental property and use a fully licensed agent to manage it, you must still register as a landlord with Rent Smart Wales. A registration fee applies, check the current fee at rentsmart.gov.wales. Failure to register is a criminal offence.
Do I need a Rent Smart Wales licence if I use a letting agent?+
If you use a fully licensed Rent Smart Wales letting agent who manages all aspects of your property (collecting rent, arranging repairs, liaising with tenants), you do not personally need a landlord licence. However, you still need to register as a landlord. Your agent must hold their own valid Rent Smart Wales agent licence. If you take on any management activity yourself, even occasionally, you will need a licence.
What is the difference between a Standard Occupation Contract and an AST?+
Since December 2022, assured shorthold tenancies can no longer be granted for new lettings in Wales. Instead, landlords must use Standard Occupation Contracts under the Renting Homes (Wales) Act 2016. The key differences are: you must provide a written statement of terms within 14 days; no-fault possession on a periodic contract requires a 6-month Section 173 notice (Section 186 at the end of a fixed term); the fitness for human habitation duty is stronger; and model written statement terms are prescribed by regulation. Tenancies that existed on 1 December 2022 did NOT continue as ASTs: they all converted automatically to occupation contracts on that date (Schedule 12 RHWA 2016), and landlords had to issue written statements for converted contracts by 1 June 2023.
How long does Rent Smart Wales registration last?+
Both landlord registration and landlord licences are valid for five years. You will receive renewal reminders from Rent Smart Wales. Renewal requires payment of the applicable fee and (for licences) evidence of completed training. Lapsing registration or a licence without renewal is treated the same as never having registered or licensed.
Can I use an English tenancy agreement for my Welsh property?+
No. Since December 2022, all new lettings of residential property in Wales must use a Standard Occupation Contract under the Renting Homes (Wales) Act 2016, English AST templates are not valid for Welsh properties. You must use a contract that includes the mandatory fundamental terms set out in Welsh regulations and provide a written statement of terms within 14 days of the occupation date. LetSafe provides compliant written statement templates for Welsh landlords.
This page is drafted against the legislation below. Always check the current text of the law before acting.
- Renting Homes (Wales) Act 2016 (legislation.gov.uk)
- Housing (Wales) Act 2014 (legislation.gov.uk)
- HMO licensing (GOV.UK)
LetSafe UK provides landlord notice templates, compliance documents, and legal guides for England and Wales.