What’s new in June 2026 — anti-discrimination provisions extend to Wales.
The Renters’ Rights Act 2025 (Royal Assent 27 October 2025) extends anti-discrimination protections to Wales. From 1 June 2026, two new fundamental provisions are inserted as sections 54A and 54B of the Renting Homes (Wales) Act 2016, with corresponding fundamental terms 14A and 14B added to standard occupation contracts.
The commencement instrument is the Renters’ Rights Act 2025 (Commencement) (Wales) Order 2026 (WSI 2026/6). The fundamental-term amendments to model written statements are made by the Renting Homes (Model Written Statements of Contract) (Wales) (Amendments etc.) Regulations 2026.
Existing standard occupation contracts must be brought into line by 14 June 2026 , via either an updated written statement of the contract or a written notice of variation. The variation can be served at any point from now until the deadline; you don’t have to wait for 1 June.
The Welsh Government provides a model variation notice (Appendix A of its guidance, free at gov.wales). LetSafe UK’s Welsh Variation Pack (LS-W-130, £19) is the operational wrapper, covering letter, service log, proof-of-service templates, and a plain-English contract-holder explainer. Failure to serve by 14 June can give rise to contract-holder compensation claims, and acting in breach of the new fundamental terms (refusing on benefits or family grounds) is a criminal offence under sections 8A–8J of the Renting Homes (Fees etc.) (Wales) Act 2019.
Renting Homes (Wales) Act 2016
Wales
WalesWales has its own regime, occupation contracts, contract-holders, and its own notice periods. Every template uses the Welsh Government's fundamental terms and the correct statutory language.
The Welsh regime has been fully operational for 3+ years. The terminology is different from England: 'contract-holder' (not tenant), 'occupation contract' (not tenancy), 'landlord break' (not Section 21).
- When1 Jun 2026Discrimination provisions
Sections 54A and 54B added to the Renting Homes (Wales) Act 2016 by SI 2026 No. 6. New fundamental terms must be served on every existing contract-holder by 14 June 2026.
- When1 Dec 2022Act commenced
Full transition from the old Housing Act 1988 regime. All pre-existing tenancies converted to occupation contracts on commencement day.
- WhenIn forceFitness for Human Habitation
29 matters the landlord must address before and during occupation, see our Welsh Landlord Starter Pack for the checklist.
Welsh Landlord Starter Pack
Every Welsh landlord essential in one bundle. LS-W-001 in this pack is the version drafted to incorporate the June 2026 Welsh fundamental-term amendments, for new contracts granted on or after 1 June 2026. Time-limited bonus to 14 June 2026: includes LS-W-130 Welsh Variation Pack at no extra cost.
Standard occupation contracts
Replaces ASTs. The written statement of terms must be given within 14 days of occupation, our template is drafted directly against the Welsh Government model.
Section 173 landlord-break
Welsh equivalent of no-fault possession, but with a minimum 6 months' notice on periodic contracts and a 12-month occupation minimum.
Rent Smart Wales
Landlords must be registered and licensed with Rent Smart Wales (or appoint a licensed managing agent) before letting. We link to the official registration route, it's not something we can do for you.
Must do
- ✓ Issue the written statement of the occupation contract within 14 days of occupation
- ✓ Register (and if self-managing, licence) with Rent Smart Wales
- ✓ Protect the deposit under one of the three approved schemes within 30 days
- ✓ Serve a Fitness for Human Habitation compliant property
- ✓ Give at least 6 months' notice on any section 173 landlord-break after month 12
- ✓ Serve the WG variation notice on every existing contract-holder between 1 and 14 June 2026 (new for June 2026)
Don't do
- ✗ Use the English 'AST' terminology, the legal construct doesn't exist in Wales
- ✗ Serve a section 173 before the 12-month minimum occupation window has elapsed
- ✗ Charge a prohibited payment (only rent, deposit capped at 5 weeks, and narrow permitted payments)
- ✗ Let a property without Rent Smart Wales registration
- ✗ Increase rent more than once in a rolling 12-month period without a section 104 variation notice
- ✗ Refuse a contract-holder solely because they are a benefits claimant or have dependent children (new fundamental terms 54A/54B from 1 June 2026)
Wales templates
Shop all Wales →Notices
Rent Variation Notice (Wales)
Statutory notice of rent variation for a Welsh occupation contract. Two months' minimum notice, no more than once in any 12-month period, with the Rent Assessment Committee referral pathway built in.
Section 173 Landlord-Break Notice (Wales)
The no-fault landlord-break notice for a Welsh periodic standard occupation contract. Six months' minimum notice, cannot be served in the first six months of occupation, must be brought to court within six months of expiry.
Section 157 Serious Breach Notice (Wales)
Possession notice for serious breach of an occupation contract. Used where the contract-holder has committed a serious breach or is responsible for serious rent arrears, and the landlord seeks immediate possession proceedings.
FAQ, Wales
Does the Renters' Rights Act apply in Wales?
Not directly, the RRA is an England-only statute. But the Welsh Government has adopted the discrimination provisions of the RRA into Welsh law by amending the fundamental terms of occupation contracts. Two new fundamental terms (anti-discrimination on benefits, anti-discrimination on families with children) must be served on every existing contract-holder between 1 and 14 June 2026 via the free WG variation document. The rest of the RRA, the new Periodic Assured Tenancy, the abolition of Section 21, the new Section 8 grounds, does not apply in Wales. Wales remains on the Renting Homes (Wales) Act 2016. Read the full guide at /guides/welsh-occupation-contract-variation-june-2026.
Why is everything called 'occupation contract' and 'contract-holder'?
The 2016 Act deliberately replaced the English terminology. 'Contract-holder' replaces 'tenant' and 'licensee'; 'occupation contract' replaces 'tenancy'. The terminology change is not cosmetic, the statutory rights and duties differ from the English regime.
Can I still evict a contract-holder without fault?
Yes, Wales did not abolish no-fault possession. A Section 173 notice on a new periodic standard contract requires a minimum six months' notice and cannot be served within the first six months of occupation. The combined effect is that a contract-holder has at least 12 months' security from the start of the contract. The notice cannot be served during a fixed term unless a valid landlord break clause exists (and break clauses are only permitted on fixed terms of more than two years, may not be activated before month 18, and still require six months' notice). For converted contracts (tenancies in existence on 1 December 2022) transitional rules differ, see our converted-contract guidance.
Do I need to register with Rent Smart Wales?
Yes. Every Welsh landlord must register. If you self-manage, you must also hold a licence. You can appoint a licensed agent instead. Registration is done at rentsmart.gov.wales, we can't do it for you.
What is the deposit cap in Wales?
5 weeks' rent (or 6 weeks if annual rent is £50,000 or more). The same three approved schemes as England apply, DPS, MyDeposits, TDS.
Can I mix English and Welsh documents?
Never. A Welsh property must be let on a Welsh occupation contract using Welsh statutory language. An English tenancy agreement signed for a property in Wales does not comply with the 2016 Act and may be unenforceable. That's why we do separate templates for each jurisdiction.
Not in Wales?
Tenancy law is set at national level. Pick your jurisdiction to see the right documents.