Written occupation contract
Within 14 daysGive every contract-holder a written statement of their occupation contract within 14 days of them moving in.
Landlord & Compliance
Landlord compliance in Wales: the 2026 guide
Renting out a home in Wales now comes with one of the strictest rule books in the UK. Here are your core legal duties, what they cost if you ignore them, and what is coming next - in plain English.
Wales has rewritten the rules
Since the Renting Homes (Wales) Act came into force in December 2022, renting in Wales works differently to England. Tenants are contract-holders on occupation contracts, the old Section 21 has gone, and landlords carry clear duties on safety, paperwork and property condition. Layer on Rent Smart Wales, HMO licensing and tightening energy rules, and compliance has become the single biggest part of being a landlord here.
None of it is unmanageable - but the penalties for getting it wrong are real, from losing the right to evict to five-figure fines. Use the interactive duties below to see exactly what applies to you.
Know your duties
Your core legal duties
Filter by your situation to see which obligations apply. Most apply to everyone - HMOs and self-managing landlords carry extra.
Fitness for human habitation
OngoingKeep the home fit to live in against 29 matters, from damp and structure to safety, for the whole contract.
Electrical safety (EICR)
Every 5 yearsHave the installation tested by a qualified person, fix any C1/C2 faults, and give the report within 14 days.
Gas safety
Every 12 monthsAn annual gas safety check by a Gas Safe registered engineer on every appliance and flue, where gas is present.
Smoke & CO alarms
Every storeyMains-powered, interlinked smoke alarms on every storey, and carbon monoxide alarms near fuel-burning appliances.
Deposit protection
Within 30 daysProtect any deposit in a government-approved scheme and serve the prescribed information to the contract-holder.
Rent Smart Wales registration
Renew every 5 yearsRegister yourself as a landlord and register every rental property you own in Wales.
HMO licence
Every 5 yearsMandatory for HMOs with five or more occupants; additional licensing can also catch smaller shares in Cardiff wards.
HMO amenity standards
OngoingMeet minimum room sizes and kitchen and bathroom provision for the number of people living there.
HMO fire & management
OngoingExtra fire precautions plus the HMO management regulations, such as maintaining common parts and shared facilities.
Rent Smart Wales licence
Renew every 5 yearsIf you carry out the letting and management yourself, you must hold a licence, not just register.
Approved training
Before licensingComplete Rent Smart Wales approved training before you can be granted a licence to self-manage.
Stay on schedule
When things need renewing
Compliance is not one-and-done. These are the certificates and registrations you have to keep current.
12months Gas safety record
5years EICR (electrical)
5years Rent Smart Wales
5years HMO licence
10years EPC
The stakes
What getting it wrong costs
These are not theoretical. Welsh councils and the courts enforce them.
Unsafe or expired EICR
Failing to keep electrics safe and certified is a criminal offence with a substantial fixed-penalty fine.
No Rent Smart Wales registration or licence
Letting unregistered or unlicensed can stop you serving notices and lead to fixed penalties or prosecution.
Missing paperwork
Without the written statement, EICR, gas record and deposit details, you cannot use the Section 173 no-fault route.
Unlicensed HMO
Operating an HMO without the required licence risks prosecution and a Rent Repayment Order.
No-fault possession
How Section 173 actually works
The Welsh replacement for Section 21. The timing gives contract-holders real security.
The result: a contract-holder who keeps to the contract has at least 12 months of security. And you can only use Section 173 at all if your compliance paperwork is fully in order.
What's coming
The road to EPC C by 2030
Energy rules are the next big shift. Plan upgrades now rather than in a 2030 rush.
- 1 Today
Minimum EPC E
All rented homes in Wales must meet at least an E rating under the Minimum Energy Efficiency Standards.
- 2 2026
EPC system overhaul
A new EPC assessment methodology is being introduced, which may change how your property is rated.
- 3 1 Oct 2030
Minimum EPC C
The standard rises to C, with landlords expected to invest up to £10,000 per property to comply.
Common questions
Welsh landlord compliance FAQs
What is the Renting Homes (Wales) Act and who does it affect?
In force since December 2022, it is the framework for renting in Wales. Tenants became 'contract-holders' with 'occupation contracts', landlords must give a written statement of the contract, homes must be fit for human habitation, and the old Section 21 was replaced by a six-month Section 173 no-fault notice. It affects every private landlord in Wales.
Do I need to be registered or licensed with Rent Smart Wales?
Every landlord must register themselves and their properties. If you also carry out the letting and management yourself, you must hold a licence (which requires approved training). If a licensed agent like Arthur & Hamilton manages for you, you still need to register but the agent holds the licence. Both registration and licences renew every five years.
How much notice do I have to give under Section 173?
Six months. A Section 173 no-fault notice also cannot be served in the first six months of the contract, so in practice a contract-holder has at least twelve months of security if they keep to the contract. You must also be fully compliant on paperwork to use it at all.
What are the electrical and gas safety rules in Wales?
You need a satisfactory Electrical Installation Condition Report (EICR) at least every five years, with any C1 or C2 faults fixed quickly, and you must provide it within 14 days. Where there is gas, an annual gas safety check by a Gas Safe registered engineer is required on every appliance and flue.
What happens if I do not comply?
Consequences range from being unable to serve a no-fault notice, through fixed penalties and Rent Repayment Orders (up to twelve months' rent for an unlicensed HMO), to fines of up to £30,000 for electrical safety breaches. Compliance is far cheaper than the alternative - and a managing agent can keep you on top of it.
Sources & method
Compliance requirements are drawn from the Renting Homes (Wales) Act 2016 and its regulations via GOV.WALES, registration and licensing rules from Rent Smart Wales, and HMO licensing from Cardiff Council. Energy efficiency timelines reflect the published EPC C by 2030 roadmap and the proposed EPC methodology changes. Last updated 31 May 2026. This article is general information, not legal advice - check your own obligations and take advice before acting.
Let us carry the compliance
Stay compliant without the headache
As your Rent Smart Wales licensed managing agent, we keep your certificates, paperwork and HMO licensing current - so you never lose sleep over a deadline.
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