Wales Notice Periods - Complete Landlord Reference Guide
Complete reference guide to all notice periods for landlords in Wales. Section 173, Section 186, and other notices under the Renting Homes (Wales) Act .
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Getting notice periods right is critical for Welsh landlords. Under the Renting Homes (Wales) Act 2016, different situations require different notice periods. This guide provides a comprehensive reference to help you serve the correct notice every time.
Notice Periods Overview
Welsh landlord notices fall into several categories depending on the type of contract and the reason for seeking possession:
| Notice Type | Minimum Period | When Used |
|---|---|---|
| Section 173 | 6 months | No-fault notice for periodic standard contracts |
| Section 186 | As per contract | Break clause in fixed-term contracts |
| Possession grounds | 1-2 months | Specific grounds (rent arrears, breach, etc.) |
| Rent increase | 2 months | Increasing rent during contract |
Key Difference from England
Wales requires 6 months' notice for no-fault possession (Section 173), compared to 2 months in England. This is one of the most significant differences in Welsh tenancy law.
Section 173 No-Fault Notice
Section 173 allows landlords to end a periodic standard occupation contract without giving a reason. Key requirements:
Notice Period
- Minimum 6 months' notice required
- Cannot be served during the first 6 months of occupation
- Notice expires 6 months after service date
Restrictions
You cannot serve a valid Section 173 notice if:
- The property is not registered with Rent Smart Wales
- You are not licensed (if required to be)
- The written statement was not provided within 14 days
- Required safety certificates were not provided
- The deposit was not protected correctly
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Section 186 Break Notice
For fixed-term contracts with a break clause, Section 186 governs how landlords can end the contract early.
Requirements
- Break clause must be included in the written statement
- Notice period as specified in the contract (minimum 2 months)
- Can only be exercised after any minimum term specified
- Must be in writing
Contract Wording
Your break clause should clearly state:
- When the break can be exercised
- How much notice is required
- How notice must be given
- Any conditions (e.g., rent up to date)
Break Clause Tip
Include a break clause in fixed-term contracts to give flexibility. Without one, you may need to wait for the fixed term to end before seeking possession under Section 173.
Possession Ground Notices
When using specific possession grounds, notice periods vary:
| Ground | Reason | Notice Period |
|---|---|---|
| Ground 1 | Landlord wants to live in property | 2 months |
| Ground 2 | Property required for family member | 2 months |
| Ground 5 | Sale of property | 2 months |
| Ground 8 | Redevelopment | 2 months |
| Ground 12 | Anti-social behaviour | 1 month |
| Ground 13 | Serious rent arrears | 14 days (if 2+ months arrears) |
| Ground 14 | Breach of contract | 1 month |
Other Important Notices
Rent Increase Notice
- Minimum 2 months' notice required
- Must use prescribed form
- Cannot increase within first 12 months
- Only one increase per 12-month period
Access Notices
- 24 hours' notice for routine inspections
- Reasonable notice for repairs (unless emergency)
- Must be at reasonable times
Contract Variation Notices
- 2 months' notice for most contract changes
- Contract-holder must agree to variations
- Must be in writing
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How to Serve Notices
Proper service of notices is essential. Invalid service can make the entire notice ineffective.
Valid Service Methods
- Personal delivery: Hand to contract-holder directly
- Post: First class post to the property address
- Leaving at property: Put through letterbox or fixed to door
- Email: Only if contract specifically allows electronic service
Service Dates
| Method | Deemed Served |
|---|---|
| Personal delivery | Date of delivery |
| First class post | 2 working days after posting |
| Second class post | 4 working days after posting |
| Left at property | Date of leaving |
Best Practice
Use recorded delivery or obtain a signature when serving important notices. This provides evidence of service if disputed. Keep copies of all notices served.
Wales Notice Templates
Landlord Heaven provides all notice templates compliant with Welsh law, including Section 173, Section 186, and possession ground notices.
View Notice Templates →Notice FAQ
Can I give more notice than the minimum?
Yes, you can always give more notice than the minimum required. This can be helpful if you want to give the contract-holder extra time to find alternative accommodation.
What if my notice has an error?
Minor errors may not invalidate a notice, but significant errors can. If in doubt, serve a new corrected notice. The court will consider whether the error was prejudicial to the contract-holder.
Can I withdraw a notice once served?
Yes, you can choose not to act on a notice after serving it. However, you cannot shorten the notice period. If you change your mind, simply don't proceed with court action.
Do weekends count in notice periods?
Generally, yes. Notice periods are calculated in calendar days or months unless specified otherwise. The exception is postal service dates which count working days.
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