Welsh properties only. Possession in Wales is governed by the Renting Homes (Wales) Act 2016 — Section 21 and Section 8 do not apply. England evictions (Section 8) →
Eviction Solicitors
Wales
Specialist eviction solicitors for Welsh landlords. Section 173 notices (no-fault), Section 157 notices (fault-based), possession claims and enforcement under the Renting Homes (Wales) Act 2016.
Welsh possession procedures are entirely separate from England. Using the wrong notice type will invalidate the process and delay possession by months. We get it right first time.
Do Not Use English Procedures for Welsh Properties
Section 21 and Section 8 notices are English procedures only. They have no legal effect for properties in Wales. Serving an English notice on a Welsh property will be invalid — and you will have to start again, losing months.
The correct Welsh procedures are Section 173 (no-fault) and Section 157 (fault-based) notices under the Renting Homes (Wales) Act 2016. We advise on the correct route for your specific situation.
Welsh Possession Routes
How Possession Works in Wales
The Renting Homes (Wales) Act 2016 provides two main routes to possession — no-fault (Section 173) and fault-based (Section 157). We advise on the correct route for your situation.
Section 173 Notice (No-Fault)
The Welsh equivalent of the old Section 21 — allows possession without giving a reason. Requires 6 months' notice. Only valid if all compliance obligations are met (written statement, Rent Smart Wales registration, no outstanding improvement notices).
Section 157 Notice (Fault-Based)
Served where the contract-holder has breached the occupation contract — most commonly rent arrears. The Welsh equivalent of Section 8 in England. Grounds and notice periods differ from the English regime.
Possession Claim
Court proceedings where the contract-holder fails to vacate after notice. We prepare the claim form, evidence bundle and attend hearings on your behalf.
Warrant of Possession
Applied for after a possession order is granted and the contract-holder fails to vacate. Authorises county court bailiffs to attend the property and remove the occupier.
Rent Arrears Grounds
Where rent arrears meet the threshold under the Renting Homes (Wales) Act 2016, we advise on the mandatory and discretionary grounds available and prepare the strongest possible case.
Compliance Check Before Serving
We check all pre-conditions before serving any notice — written statement provided, Rent Smart Wales registration, no outstanding improvement notices, correct notice form and period.
Before Serving Any Notice
Welsh Landlord Compliance Checklist
A Section 173 notice will be invalid if any of these pre-conditions are not met. We check compliance before serving any notice.
Written statement of occupation contract provided within 14 days of start
Critical — notice invalid if not met
Landlord registered with Rent Smart Wales
Critical — notice invalid if not met
No outstanding improvement notices or hazard awareness notices
Critical — notice invalid if not met
Correct prescribed form of Section 173 or Section 157 notice used
Critical — notice invalid if not met
Correct notice period given (6 months for Section 173)
Notice served correctly on all contract-holders
Energy Performance Certificate provided
Gas safety certificate provided (if applicable)
Transparent Pricing
Fixed Fees for Welsh Landlords
Staged fixed fees so you know exactly where you stand at every step. You only commit to the next stage when you are ready.
| Service | Total |
|---|---|
| Compliance Check & Pre-Notice Advice | £240 |
| Section 173 Notice (No-Fault) | £600 |
| Section 157 Notice (Fault-Based) | £600 |
| Possession Claim | £1,964 |
| Warrant of Possession | £628 |
All fees include VAT at 20%. Court fees payable to HMCTS. Fees correct as at May 2025.
Your Solicitor
Speak to Our Landlord Solicitor
Jane Clutton
Director & Solicitor
Jane advises Welsh landlords on the Renting Homes (Wales) Act 2016 — ensuring the correct Section 173 or Section 157 procedures are used, all pre-conditions are met before serving, and possession is obtained as quickly as possible.
FAQs
Common Questions — Welsh Evictions
How do you evict a tenant in Wales?
In Wales, the Renting Homes (Wales) Act 2016 governs possession. Landlords can serve a Section 173 notice (no-fault, 6 months' notice) or a Section 157 notice (fault-based, for breaches such as rent arrears). If the contract-holder does not vacate, the landlord must apply to court for a possession order. The English procedures (Section 21, Section 8) do not apply to Welsh properties.
What is a Section 173 notice in Wales?
A Section 173 notice is a no-fault possession notice under the Renting Homes (Wales) Act 2016. It allows a landlord to end a standard occupation contract without giving a reason, provided the correct notice period (6 months) is given and the landlord has complied with all obligations — including providing a written statement of the occupation contract and registering with Rent Smart Wales.
What is a Section 157 notice in Wales?
A Section 157 notice is a fault-based possession notice under the Renting Homes (Wales) Act 2016. It is served where the contract-holder has breached the occupation contract — most commonly rent arrears. It is the Welsh equivalent of a Section 8 notice in England. The grounds and notice periods differ from Section 8.
Can I use a Section 21 notice for a Welsh property?
No. Section 21 notices do not apply to properties in Wales. The Renting Homes (Wales) Act 2016 replaced assured shorthold tenancies with occupation contracts on 1 December 2022. The equivalent no-fault notice in Wales is a Section 173 notice. Using a Section 21 notice for a Welsh property will be invalid.
What can invalidate a Section 173 notice in Wales?
A Section 173 notice can be invalidated if: the landlord has not provided a written statement of the occupation contract; the landlord is not registered with Rent Smart Wales; the property has an outstanding improvement notice; the notice period is incorrect; or the notice is not in the prescribed form. We check all compliance requirements before serving any notice.
How long does it take to evict a tenant in Wales?
For a Section 173 (no-fault) notice, the minimum notice period is 6 months. If the contract-holder does not vacate, court proceedings are required. For a Section 157 (fault-based) notice, the notice period depends on the ground used. An undefended possession claim typically takes 6–12 weeks from issue. We will give you a realistic timeline at the outset.
Related Services
Wales Landlord Services
Overview of all landlord services for Welsh properties under the Renting Homes (Wales) Act 2016.
Find out moreOccupation Contracts (Wales)
Drafting and reviewing occupation contracts compliant with Welsh law.
Find out moreEngland Evictions (Section 8)
Possession procedures for English properties under the Renters' Rights Act 2025.
Find out moreWelsh Landlords
Speak to a Landlord Solicitor
Tell us about your Welsh eviction matter and we will advise on the correct procedures under the Renting Homes (Wales) Act 2016. No-obligation fixed-fee estimate. We respond within one working day.
Prefer to speak with us directly? Call 01244 757352