England vs Wales – what to know as a tenant

When you’re looking to move into new rental accommodation, the adage of ‘location, location, location’ matters more than you might think, as, thanks to devolved powers, England and Wales have different rules. Since May 2026, England now follows the Renters’ Rights Act, and Wales has been using the Renting Homes (Wales) Act 2016 since 2022.  The basic, underlying intention is broadly similar – to make it as fair and just for both tenants and landlords alike. Still, some differences might affect your stability, costs, and rights. 

Here’s our guide to the top level differences to help you decide which side of the Severn you want to put down roots. However, it’s vital that you do your own research and talk to experts, like Urpad and other letting agencies, before making any decisions.

In England, all tenancies are now classed as Periodic.  This means your agreement will now be open-ended, and the days of fixed-term Assured Shorthold Tenancies (ASTs) and annual renewals are over.  They start periodic right away, so you get stability and security from day one.

Wales, however, still allows fixed-term occupation contracts (similar to old ASTs). These come with a written statement of terms and can convert to periodic if renewed. While these are clear on paper, they don’t offer quite the same in terms of automatic protection.

In England, no-fault evictions, or Section 21 evictions, are now no more.  Landlords need specific grounds in order to evict a sitting tenant – these grounds include breaching the tenancy agreement (with grounds), with actions like rent arrears, or if they’re planning on selling the property, or moving into the property themselves.  Evictions without grounds require at least 4 months’ notice, and certain grounds also demand a court order. Some grounds are off-limits for the first 12 months, making it harder to quickly remove a tenant. 

In Wales, no-fault evictions are still possible after 6 months on new-style contracts (with 6 months’ notice) or 2 to 4 months on older ones. A court order is always required, but the process is faster for landlords than it is in England.

In England, thanks to the Renters Rights Act, tenants are far more in control of their spending than before.  Bidding wars (where two different tenants offer ever-increasing rents to secure a dream property) have been banned. You can now be asked for only 1 month’s rent up front, and the deposit can be only up to 5 weeks’ rent.  Finally, rent increases can occur only once per year, at market rate, with 2 months’ notice.  If you believe the increase is above market rate, then you can challenge it via a tribunal. 

Wales also allows only one rent increase per year, but there is no statutory cap on advance rent (meaning you could be asked for more than 1 month’s rent). However, holding deposits are only 1-2 weeks.

Part of the RRA means that English landlords cannot unreasonably deny tenants having pets, and if they do deny a request, there must be a valid reason.  

Wales also can’t unreasonably deny pets, but allow landlords extra terms with which to play with, and the possibility of court challenges.

Whether you choose to live in England or Wales, your protection as a tenant is improving with each development in housing legislation. However, things do change quickly, and before signing on any dotted line, it’s important to check thoroughly with experts.  You can do your own research on official websites – gov.uk / Shelter England(England) or gov.wales / Shelter Cymru, but it’s also wise to talk to your letting agent too.  Any Propertymark registered agent, like Urpad,  will be able to either give you the advice you require, or point you in the right direction to find it.