For landlords in Wales, the Renters’ Rights Act 2025 brings an immediate practical issue which should not be missed among the wider discussion about reform in England.
From 1 June 2026, new anti-discrimination provisions apply in Wales, covering applicants with children and those receiving benefits. For existing contract-holders, landlords have until 14 June 2026 to provide an updated written statement including the new terms. For new contracts entered into from 1 June 2026, the new terms must simply be included from the outset; the 14 June deadline applies to varying existing contracts.
That gives landlords a narrow window to review their existing occupation contracts, understand what variation is needed and make sure the updated documentation is served properly, with a clear record that it has been received.
The Act gained Royal Assent in October 2025 and many of its most substantial reforms apply to England. From 1 May 2026, existing assured shorthold tenancies in England became periodic tenancies, with no fixed-term contracts in the private rented sector. The Act also abolished Section 21 notices, which had allowed landlords in England to seek possession without giving a reason.
Landlords in England must now rely on specific grounds under Section 8, and those grounds have been expanded. There are also changes around pets, with tenants able to ask to keep a pet and landlords unable to refuse unreasonably. Taken together, these reforms have placed new obligations on landlords operating in England and given tenants additional rights in the rental process.
Wales is in a different position because it has its own framework under the Renting Homes (Wales) Act 2016. The no-fault route remains available in Wales, but landlords must give six months’ notice before seeking possession under that ground, and there is also an initial six-month period during which notice cannot usually be served. That gives contract-holders in Wales a minimum level of security under the Welsh regime, even though the law now differs from England in important ways.
The immediate change for landlords in Wales is the insertion of two new fundamental provisions into the Renting Homes framework, These are inserted as sections 54A and 54B of the Renting Homes (Wales) Act 2016. These provisions prevent discrimination against prospective and existing contract-holders because they receive benefits or because they have children. The rules affect landlords and agents, and they apply not only to contracts but also to the way properties are marketed and applicants are treated.
For landlords with existing contract-holders, the first task is to review the existing occupation contract. Some landlords will be using a model written statement and may be able to use published variation information. Others will have their own occupation contracts, and in those cases it is particularly important to take advice on where the new fundamental terms should sit and whether any existing wording conflicts with them.
That review should not be left until a dispute arises. If a contract contains wording that is inconsistent with the new anti-discrimination provisions, or if the updated written statement is not served properly, the landlord may face difficulties later, including if possession proceedings are needed.
For landlords with vacant properties, or properties that are due to come back onto the market, the change goes beyond the written contract. Advertising, enquiries, viewings and applicant assessment all need to be handled carefully.
Landlords and agents should not use blanket exclusions against applicants with children or those receiving benefits. Wording such as “no benefits” or “professionals only” may now create risk. Landlords also need to be careful not to refuse viewings, withhold information or discourage applicants because of benefit receipt or family status.
That does not prevent landlords from carrying out proper checks. Affordability assessments and referencing remain part of the process. The distinction is that decisions need to be based on financial suitability, not on whether an applicant receives benefits or has children.
Agents also need to be aware of the change. In many cases, agents have handled marketing, paperwork and service of documents for landlords. Under the new rules, agents may also face penalties where documents are issued incorrectly or discriminatory practices are used. Landlords should therefore not assume that responsibility sits somewhere else simply because an agent is involved.
The practical detail of service is also important. In possession claims, judges increasingly expect to see evidence that key documents have been properly served. Where an updated written statement or variation is being served, landlords should keep a record of how it was served, when it was served and to whom. If documents are posted, tracking information should be retained. If they are delivered by hand, the landlord should keep a note of the date and time, and ideally obtain confirmation from the contract-holder that the document has been received.
For landlords with properties in both Wales and England, the position now requires particular care. Different rules apply on each side of the border, including around possession, tenancy structure, pets and the treatment of applicants. A process that is correct for an English property may not be sufficient for a Welsh one, and vice versa.
The key point for Welsh landlords is that action is needed now. Occupation contracts should be reviewed, updated written statements should be served by 14 June 2026, advertising and letting processes should be checked, and clear evidence of service should be retained.
Given the potential for fines and criminal consequences, this is not an area where landlords or agents should rely on old documents or informal practice. Sound legal advice can help identify what needs to change, ensure the right documentation is in place and reduce the risk of avoidable compliance problems later.
Danielle Pinocci-Hall discusses the Renters’ Rights Act 2025 in the Legal Insights podcast. Listen here:
