Landlords in Wales operate under a very different tenancy system from landlords in England.
Since the Renting Homes (Wales) Act came into force, most residential tenancies have been replaced by occupation contracts, tenants are generally known as contract-holders, and landlords must provide a written statement setting out the terms of the contract.
In 2026, those written terms became even more important because new anti-discrimination provisions were added to most occupation contracts.
For Welsh landlords, this is a good time to check that every written statement is complete, current and accurate.
What is a written statement?
A written statement records the terms of the occupation contract between the landlord and contract-holder.
It should normally be provided within 14 days of the contract-holder becoming entitled to occupy the property.
The written statement is not simply a renamed tenancy agreement.
Under the Welsh system, its terms fall into specific categories.
Key matters
These are the basic details of the individual contract.
They normally include information such as:
- the address of the property;
- the landlord and contract-holder;
- the occupation date;
- the amount of rent;
- the rental period; and
- whether the standard contract is periodic or fixed term.
Errors in these basic details can create unnecessary uncertainty later.
Fundamental terms
Fundamental terms are based on provisions contained in the Renting Homes legislation and cover important rights and responsibilities.
Some fundamental terms must be included without substantive alteration.
Others may be changed or omitted only in particular circumstances, generally where the change benefits the contract-holder and the parties agree.
Landlords should therefore be extremely cautious about simply deleting wording from a model written statement because they do not like a particular term.
Supplementary terms
Supplementary terms deal with additional aspects of the landlord and contract-holder relationship.
These can sometimes be changed or excluded by agreement, subject to the rules governing the particular provision.
Again, landlords should understand the legal effect of a change before amending a model contract.
Additional terms
Landlords and contract-holders can also agree additional terms covering matters specific to the property or tenancy.
These might concern issues such as use of particular facilities or other property-specific arrangements.
Additional terms still need to be fair and must not conflict with legal requirements.
The important 2026 change
From 1 June 2026, new fundamental terms were introduced into most Welsh occupation contracts dealing with discrimination against people who have children or receive welfare benefits.
The changes mean landlords cannot simply impose blanket restrictions preventing a contract-holder from:
- claiming welfare benefits; or
- allowing a person under 18 to live at or visit the property.
There can be limited circumstances where restrictions relating to children may be justifiable, for example where there is a legitimate issue such as overcrowding, but blanket policies should not be treated as acceptable.
Existing contracts also needed updating
The 2026 change was not limited to new lettings.
Where the new fundamental terms applied to an existing occupation contract, landlords needed to provide the contract-holder with either:
- an updated written statement incorporating the new terms; or
- a separate written statement clearly setting out the variation.
The deadline for doing this was 14 June 2026.
Landlords who have not checked whether this was completed should do so now.
If a letting agent manages the property, ask for evidence rather than assuming the variation was issued.
New occupation contracts
For contracts beginning from 1 June 2026, the new anti-discrimination provisions should already form part of the relevant written statement.
Landlords using old saved templates should therefore check them carefully.
A document originally downloaded or prepared before June 2026 may no longer contain all the terms now required.
Why written statements matter
Problems with written statements can have wider consequences.
Failure to provide the correct written statement can potentially lead to compensation being payable to the contract-holder.
It may also affect a landlord’s ability to use certain possession procedures.
That makes accurate paperwork much more than an administrative exercise.
What should Welsh landlords check now?
A straightforward audit should include:
- whether every contract-holder has received a written statement;
- whether it was provided within the required timescale;
- whether the key matters are accurate;
- whether fundamental and supplementary terms are correct;
- whether any additional terms are fair and appropriate;
- whether existing contracts were updated for the June 2026 changes; and
- whether current templates have been updated for new lettings.
Landlords should also retain evidence showing when written statements and later variations were supplied.
How is the position different elsewhere in the UK?
The Welsh system should not be confused with the rules applying elsewhere.
England now generally operates with assured periodic tenancies following the Renters’ Rights Act reforms.
Scotland predominantly uses Private Residential Tenancies.
Northern Ireland has its own private-tenancy legislation and documentation requirements.
Landlords with properties across different parts of the UK should therefore avoid using one standard tenancy document everywhere.
Keep your documents under review
Welsh landlords need to treat occupation contracts as living compliance documents rather than paperwork that can be filed away and forgotten.
Legislation changes, terms can be varied and landlords need to make sure the written statement continues to reflect the current legal position.
NetRent’s Landlord Legal Updates will continue to explain developments affecting landlords, letting agents and tenants across all four UK nations.
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Important information
NetRent does not provide legal advice. The articles represent our understanding of rental property law and are for general information only.