Or to put it another way, “English and Welsh landlords – what’s the difference?”

One question we’re often faced with, especially with our head office only a stone’s throw from the border, is what the difference is between being an English landlord and a Welsh landlord, and whether one landlord can do both?  Well, as Property Management specialises for both sides of the border, here’s what it looks like.

Before going any further, please be aware that the legal landscape for landlords in Wales and England is always evolving. It’s true that both nations share a common law foundation.  In England, the Renters Rights Act is currently being introduced, and devolution has allowed Wales to review and redesign its private rental sector. For landlords who manage properties in both countries, understanding where things are the same and where they differ is key.  For landlords who want to do away with the ever-changing legislation, engage a property management company like Urpad to handle it all for you.

England and Wales both work under the broad umbrella of UK‑wide housing legislation. The Housing Act 1988 originally had Assured Shorthold Tenancies (ASTs) as the norm, and there are many other underlying principles still central to how a landlord manages their properties

Both nations share the following:

• Deposits must be protected in an approved scheme
• Annual gas safety checks must be completed
• Electrical safety regulations must be met
• Minimum EPC E‑ratings must be achieved.
• Smoke and Carbon Monoxide alarms must be fitted.
• The property must be safe and habitable.

These foundations mean that, whether the property is in Cardiff, Carlaile or Canterbury, it’s a safe and compliant home.

These changes were intended to simplify the tenancy structures into a single, clearer contract type, clarify the duties of landlords and tenants in a standardised ‘occupation contract’, and give tenants increased rights to challenge contrary conditions without fear of retaliatory eviction.

The other two big improvements were the introduction of mandatory written contracts and a summary of key terms, both of which had to be handed to tenants within the first fortnight of occupation.

1st May 2026 saw the introduction of the Renters’ Rights Act 2025 to the English renting industry.  There are many similarities to the Renting Homes (Wales) 2016, insofar as tenants’ rights are being shored up.  Arguably, the biggest change is the abolition of Section 21 ‘no‑fault’ evictions.  Other noticeable highlights were:

• All Assured shorthold tenancies have been converted to periodic assured tenancies, which are essentially rolling contracts of accommodation with no fixed term or end date. 
• Rent increases can only be imposed annually, and they need to be fair
• Only one month’s rent can be asked for in advance as a deposit
• Requests for pets must be considered by landlords ‘reasonably’ and cannot be blanket banned.

In short, England is moving closer to the spirit of the Welsh model, even though the names and documentation are different.

• Tenancy structure:
• Wales: Uses Standard Occupation Contracts (private – can be fixed term or periodic) or Secure Occupation Contracts (Community / council – periodic).
• England: Uses Periodic Assured Tenancies (periodic)

• No‑fault eviction
• Wales: Private landlords can issue a Section 173 notice without grounds, but only after 6 months of occupation and with 6 months’ notice period.  Other than that, it’s grounds based evictions.
• England: Section 21 abolished; evictions rely on mandatory Section 8 grounds (Like rent arrears, anti-social behaviour, property sale, or landlord / family moving in) 
• Notice lengths
• Wales: For a Section 173‑type eviction, landlords typically must give six months’ notice after the first 6 months.
• England: Selling‑up grounds (new Ground 1A) will require four months’ notice, replacing the old two‑month Section 21 window.
• Licensing & registration
• Wales: Landlords must be registered with Rent Smart Wales and complete the specific training if they self‑manage. Letting Agents or property management companies need a Rent Smart Wales licence.
• England: No national scheme similar to Rent Smart Wales that covers all landlords and agents, however, some councils still operate selective licensing under the Housing Act 2004.  There are, however, some specific licensing requirements for landlords of HMOs
• Fitness for human habitation
• Wales: Fitness for human habitation is central to the Renting Homes Act.  Explicitly mentioned are damp, mould, and structural defects.
• England: The Renters’ Rights Act gave weight to disrepair and repair‑enforcement rules, but it’s still broadly based on the Housing Act framework

Whether you’re in England or Wales, there are specific rules for rent increases on periodic tenancies that must be followed. 

• In both countries, increases must be justified and documented.
• In both cases, the tenant retains the right to officially question and challenge what they consider excessive increases.
• In both cases, landlords must protect deposits in an approved scheme and provide prescribed Information within 30 days of receipt.

If you’re a landlord and you’ve properties in both England and Wales, this is what you need to really know:

• Wherever you are, there needs to be a ‘good reason’ to evict a tenant.  The days of ‘no-fault’ eviction are over.

• Wales has more standardised documentation and official landlord registration, but England is catching up with the recent Renters Rights Act.

If you want to be a landlord with property in both jurisdictions, then ensure you are up to date with and understand the nuances of the constantly shifting and evolving legislative landscape.  If you would rather be certain of your compliance with all regulations, then engage with a property management company that will be more than happy to do it for you.  At Urpad, we have the experience and reach to ensure that no matter where your property portfolio is situated within England and Wales, we can make your life easier by managing it on a day to day basis so you don’t have to.  Give us a call to discuss switching to Urpad.