Renting Advice
Your occupation contract in Wales
Since December 2022, every rental property in Wales has been let under an occupation contract — not the old assured shorthold tenancy. Here is what has changed, what your written statement must contain, and what to check before you sign.
The contract that replaced the AST
The Renting Homes (Wales) Act 2016 came fully into force in December 2022, converting every assured shorthold tenancy in Wales into an occupation contract and replacing tenancy law with a single, consolidated framework designed to give contract-holders clearer rights and stronger protections. If you moved in before that date, your contract converted automatically. If you moved in after it, you were given an occupation contract from day one.
The practical experience of renting looks much the same: you agree a property, pay a monthly sum and follow a set of rules. What changed is the structure beneath it. Occupation contracts now carry mandatory fundamental terms set by law that cannot be removed or watered down, a formal written document your landlord must give you, and a minimum six-month notice period before a landlord can ask you to leave without a specific reason — one of the strongest no-fault protections in the UK. Understanding those terms before you commit to a contract is one of the most useful things you can do as a renter in Cardiff.
Fixed-term or periodic — know which you are signing
All occupation contracts in Wales are either fixed-term or periodic.
A fixed-term contract runs for a set period, most commonly six or twelve months. During that time your landlord cannot end the arrangement unless you are seriously in arrears (at least two months' rent), have breached a significant contract term, or have engaged in anti-social behaviour. That makes the fixed-term period the most secure phase of any rental in Wales.
A periodic contract has no set end date. It rolls forward — typically month to month — until one side gives correct notice. You need a minimum of one month to leave. Your landlord needs a minimum of six months for a no-fault notice, and cannot even serve one in the first six months of the contract. In practice, a new contract-holder in Wales has at least twelve months' security before the no-fault route is available to the landlord.
If you are taking a room in a shared Cardiff house, it is also worth checking whether you are signing a joint contract — one agreement naming all housemates, making you all collectively responsible for the full rent — or an individual room-by-room contract, which insulates you from what your housemates do. If a housemate on a joint contract stops paying, you are liable for their share. Individual contracts are generally preferable in shared accommodation for this reason.
The written statement: your rights in print
Your landlord is legally required to give you a written statement of your occupation contract before you move in, or at the very latest on the day you move in. This document is the full record of your rights and responsibilities — not a summary or a welcome letter, but the binding contract itself.
The statement is built in three layers. Fundamental terms are fixed by the Act and cannot be altered in any way that disadvantages you — they cover your right to quiet enjoyment, your landlord's obligation to keep the structure and installations in repair, and the rules around notice. Supplementary terms are standard defaults that can be changed by written agreement between both parties — maintenance arrangements, for example. Additional terms are anything specific to your tenancy, such as pet policies, parking rules, or garden obligations. Read the additional terms carefully before signing; these vary between landlords and some carry genuine obligations.
If you do not receive a written statement by move-in day, that is a breach of the Act with real consequences for the landlord: they cannot serve a valid no-fault notice to end your contract until the statement has been provided and 14 days have passed. Ask for it in writing — an email creates a record.
Compare your options
Fixed-term vs periodic at a glance
Click any row to expand a fuller explanation of how that aspect of the contract works in practice.
During a fixed term your landlord can only end the contract if you are seriously in arrears (at least two months' rent), have breached a contract term, or have engaged in anti-social behaviour. Once the fixed term ends and the contract becomes periodic, the landlord can serve a no-fault notice — but the minimum six-month period and the 12-month rule (no notice in the first six months) still give you meaningful protection.
Without a break clause, leaving a fixed-term early means you remain liable for rent until a replacement is found or the term ends. Some landlords will let you go if you find a suitable replacement — but they are not obliged to. Always read whether a break clause is included before signing a fixed-term contract, particularly if your plans over the next twelve months are uncertain.
In Wales, a landlord can only increase rent by following the formal rent-review procedure set out in the Renting Homes (Wales) Act. A unilateral increase outside that process — such as an email or letter demanding more rent — is not legally valid and you are entitled to challenge it. On a fixed-term contract, no increase is permitted unless the contract expressly includes a review mechanism and the correct statutory process is followed.
When a fixed term ends, you do not automatically have to leave or sign a new contract. If neither side takes action, the contract continues on a periodic basis on the same terms. You are not obliged to sign a renewal if you prefer the flexibility of periodic. A landlord offering a new fixed term should give you time to read and consider it — do not feel pressured to sign on the day it is presented.
In a shared house, a joint contract names all housemates on one agreement. If one person leaves or fails to pay rent, the others are collectively responsible. An individual room-by-room contract insulates you from a housemate's default or departure — your obligation is only your room and your share of bills as specified. For most Cardiff HMOs, individual contracts are more common, but always confirm before committing.
Before you sign
Six things to check in your written statement
Run through these before you hand over a deposit or sign anything. If any item is missing or unclear, ask — in writing — before you commit.
- 01
Contract type and length
Confirm whether you are signing a fixed-term or periodic contract and, if fixed, the exact end date. A six-month and a twelve-month fixed term carry different implications for your flexibility — know what you are agreeing to.
- 02
Break clause
Check whether either party can end the contract before the fixed term expires. If there is no break clause, you are committed for the full term. If there is one, note the earliest date it can be used and the required notice period.
- 03
Rent, review mechanism and payment date
The initial rent, the date it is due each month and any rent-review provision should all be stated clearly. If a review mechanism is included, check whether it follows the statutory process. If in doubt, ask.
- 04
Permitted occupiers
If a partner, family member or lodger will live with you but is not named on the contract, they may need to be listed as a permitted occupier. Check whether the contract allows this and whether there are any restrictions or additional obligations.
- 05
Landlord access
Your landlord must give at least 24 hours' written notice before entering the property, except in a genuine emergency. Any clause purporting to allow unannounced entry or to limit your right to quiet enjoyment is a red flag — fundamental terms cannot be removed.
- 06
Deposit and protection scheme
The written statement should reference how your deposit will be held. Your landlord must protect it in a government-approved scheme (DPS, TDS or mydeposits) and give you the prescribed information. If deposit protection is not mentioned, ask before you hand any money over.
Rights you hold throughout the contract
Beyond what the written statement says, you carry a set of statutory rights that no contract can remove. You have the right to quiet enjoyment of your home — your landlord cannot harass you, enter without notice, or interfere with your right to live there peacefully. You have the right to adequate repairs within a reasonable time of reporting them in writing. Your landlord must give at least 24 hours' written notice before entering the property for routine inspections or works, except in a genuine emergency such as a burst pipe or structural risk.
These rights apply regardless of what any additional term says. If a clause in your contract appears to limit them — for instance, allowing the landlord to enter at any time without notice — that clause has no legal force. Fundamental terms override it. If your landlord is breaching these rights, Shelter Cymru's free helpline can advise on the options available to you, including making a formal complaint through the courts.
Common questions
Occupation contract FAQs
What replaced assured shorthold tenancies in Wales?
Occupation contracts, introduced by the Renting Homes (Wales) Act 2016, which came fully into force in December 2022. All new and pre-existing private lets in Wales converted to occupation contracts at that point. The formal document setting out your rights is called a written statement rather than an AST. The practical experience of renting is similar, but the legal framework is now clearer, with mandatory fundamental terms that cannot be removed from any contract.
When must my landlord give me a written statement?
On or before the day you move in. If a landlord fails to provide one by move-in day, that is a breach of the Renting Homes (Wales) Act. The consequences are significant for the landlord: they cannot serve a valid no-fault notice to end your contract until the written statement has been provided and 14 days have passed. If you have not received yours, ask for it in writing — an email creates a useful record.
Can my landlord increase my rent mid-contract?
Only if the contract contains a specific rent-review mechanism and the statutory process is followed. In Wales, the Renting Homes (Wales) Act sets out the procedure a landlord must use to increase rent — a letter or email demanding more money outside that process is not a valid increase. On a fixed-term contract, mid-term increases are only permitted if the contract expressly allows them and the correct process is used. If you receive a rent increase notice, check whether it follows the statutory form.
How much notice do I need to give to end my contract?
For a periodic contract, a minimum of one month's written notice. For a fixed-term contract without a break clause, you are generally bound until the end of the term — though speaking to your landlord about a mutual agreement to end early is always worth trying. At the natural end of a fixed term, no formal notice is normally required provided you and your landlord have agreed you are leaving by the end date and you have confirmed it in writing.
What should I do if my landlord has not given me a written statement?
Ask for one in writing and keep the email as evidence. Shelter Cymru offers free advice and can help you understand your options. A landlord who has not provided a written statement is in breach of the Act and is barred from serving a no-fault notice until the situation is remedied — in some circumstances you may also be entitled to compensation through the courts. Do not assume the absence of a written statement means you have no rights; the fundamental terms of the Act apply regardless.
Sources & method
This article reflects the provisions of the Renting Homes (Wales) Act 2016 as in force from December 2022, supplemented by guidance from Rent Smart Wales and Shelter Cymru. Descriptions of notice periods, fundamental terms and landlord obligations reflect well-established provisions of the Act. This article is general information only, not legal advice — if you are uncertain about your specific contract, consult a solicitor or contact Shelter Cymru's free advice service. Last updated 1 June 2026.
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