Three years on: Welsh landlords remain divided on Renting Homes Act

Nearly half of Welsh landlords surveyed believe the Renting Homes (Wales) Act has been detrimental to the rental sector, according to new data from the NRLA.

Three years after the Act's implementation, our survey of landlords in Wales shows 47% view the legislation as either ‘extremely’ or ‘somewhat’ detrimental to the sector, while just 28% consider it beneficial.

The findings highlight ongoing challenges with the reforms, which the Government said  were intended to simplify tenancy arrangements and enhance tenant rights, but have instead created lasting uncertainty for many landlords.

The Act replaced all assured shorthold tenancies (ASTs) with occupation contracts overnight on 1st December 2022, along with other  significant changes, including an extension  of notice periods for 'no-fault' evictions from two to six months.

Our survey, which included both current members (50%) and former members (11%), as well as non-members provides insight into the lasting effects of reforms that were repeatedly delayed, despite the act actually originally being designed to become law in 2016.

Difficulties

At the time  we advised a phased approach would have made it easier for landlords navigating the complex conversion processes.

We provided extensive support through regular webinars and updated resources, which the Welsh Government's own evaluation report acknowledged were  "very supportive" with "appropriate and correct information."

However, the cliff-edge conversion date  and tight time frame created administrative challenges that appear to have left a lasting impact.

The research comes as the Government in Westminster prepares to implement far-reaching rental reforms through the Renters' Rights Act.

The Welsh experience offers valuable lessons about implementation timelines and the importance of giving landlords adequate time to understand and adapt to new requirements.

Meera Chindooroy, deputy director of campaigns, public affairs & policy said: "Landlords in Wales have faced a period of significant adjustment since the introduction of the Renting Homes Act,” said

“As we look ahead to the Senedd elections in May, it's important the next Welsh Government continues to maintain the changes in the Act, to ensure a consistent legislative environment which allows landlords to plan and invest with confidence.”