England · Private rented sector
Landlord templates, Wells.
Tenancy agreements, notices, and compliance documents for Wells landlords. All documents updated for the Renters' Rights Act 2025, effective 1 May 2026.
Average 2-bed rent
£910 pcm
Bath distance
~25 miles via A39
City population
~12,000 (smallest city in England)
Wells rental market, what landlords need to know
Wells is the smallest city in England by population — approximately 12,000 residents — and the seat of the Bishop of Bath and Wells. Despite (or perhaps because of) its diminutive scale, Wells punches well above its weight as a property market: it is a cathedral city with a remarkably well-preserved mediaeval core, including Wells Cathedral (one of the finest Early English Gothic cathedrals in Britain), the Bishop's Palace, and Vicars' Close (the oldest continuously inhabited residential street in Europe). Wells sits on the southern edge of the Mendip Hills Area of Outstanding Natural Beauty, close to Cheddar Gorge, Wookey Hole Caves, and Glastonbury Tor — major tourism assets that generate year-round visitor economies. Since April 2023, Wells falls within Somerset Council's unitary authority area (previously Mendip District Council). The rental market benefits from: University of Bath commuters (~24 miles via A39; Bath is ~25 miles); healthcare workers at Wells' local GP practices and the nearest DGH (Musgrove Park Hospital, Taunton, ~20 miles or Weston General Hospital, ~18 miles); tourism, hospitality and heritage sector workers; and an increasingly active second-home and holiday-let market (important compliance area for landlords). Average rents for a 2-bed are £850–£975 pcm — elevated relative to rural Somerset, reflecting the premium for the cathedral city location and heritage status.
Essential documents for Wells landlords
View all →Periodic Assured Tenancy Agreement
The new default English tenancy from 1 May 2026. Periodic from day one, with the prescribed written statement of terms built in. Ships with the Form 4A rent-increase notice template and an Information Sheet delivery acknowledgement form so a buying landlord has every Phase-1 compliance document in one pack.
Section 8 Notice Pack (All Grounds)
Every mandatory and discretionary ground on the new 2026 list, pre-labelled with the notice period, arrears threshold, and evidence block.
Landlord Annual Compliance Checklist
Annual walk-through of every compliance touchpoint: gas, electrical, EPC, smoke/CO, Right-to-Rent, deposit, licensing, database registration.
Renters' Rights Act Transition Pack
For landlords who need to migrate existing ASTs onto the new regime. The single most-searched landlord product of 2026.
What changes for Wells landlords on 1 May 2026
- → Section 21 ‘no-fault’ evictions permanently abolished, use Section 8
- → All new tenancies must use Periodic Assured Tenancy Agreements, no more ASTs
- → Rent increases via Section 13 only, contractual review clauses unenforceable
- → Pet requests must be considered, blanket ‘no pets’ policies are unlawful
- → Private landlord database registration coming, date TBC
Wells landlord FAQs
Is there selective licensing in Wells?
No. Somerset Council does not currently operate selective or additional licensing in Wells. Mandatory HMO licensing applies to properties with 5 or more occupiers. Wells has an extensive Conservation Area and many listed buildings — landlords must obtain Listed Building Consent for alterations and comply with Historic England guidance.
What drives rental demand in Wells?
University of Bath commuters (~25 miles); healthcare workers (Musgrove Park Hospital, Taunton, ~20 miles; Weston General Hospital, ~18 miles); tourism and hospitality sector workers (Wells Cathedral, Bishop's Palace, Cheddar Gorge, Wookey Hole, Glastonbury Tor); local professional services; and second-home/holiday-let buyers attracted by the heritage city status and Mendip Hills setting.