Welsh Tenancy Forms 1, 2 and 3: A Landlord's Guide
← Part of Landlord Laws & LegislationWales operates a distinct residential tenancy framework under the Renting Homes (Wales) Act 2016. Form 1 (proposing different terms for a statutory periodic standard contract), Form 2 (application referring proposed terms to the tribunal), and Form 3 (notice seeking possession on Schedule 8 grounds, broadly equivalent to English Section 8) are the most commonly encountered Welsh notice forms. Section 173 / Form RHW16 is the no-fault possession route — broadly equivalent to what the English Section 21 used to be, but with 6-month minimum notice periods and restrictions that do not exist in England. Using English forms for Welsh tenancies (or vice versa) produces invalid notices. This page covers each form, when it is used, the prescribed content, and the procedural requirements.
Why the Welsh forms exist as a separate framework
Wales operates a distinct residential tenancy framework under the Renting Homes (Wales) Act 2016, which came into force on 1 December 2022. The Welsh framework replaced the assured shorthold tenancy regime that had previously applied with a single occupation contract structure — "standard occupation contracts" for most private sector lettings, "secure occupation contracts" for social sector, and "supported standard contracts" for certain supported housing. The framework was a substantial divergence from the English position and produced a corresponding need for Welsh-specific notice forms.
The Welsh Government prescribes specific forms for each statutory notice type that landlords (and contract-holders, the Welsh equivalent of tenants) must use under the framework. Form 1, Form 2, and Form 3 are the most commonly encountered forms in Welsh PRS practice. Each performs a function broadly analogous to a procedure in the English framework but with Welsh-specific content, periods, and prescribed words. Using an English form for a Welsh tenancy — or vice versa — produces invalid notices and substantial procedural problems.
This page sets out what each form does, when it is used, and the procedural requirements that surround it. For the substantive Welsh framework, see our landlord's guide to renting in Wales and our standard occupation contract guide.
Form 1 — Notice proposing different terms for a statutory periodic standard contract
Form 1 is used where a fixed term standard occupation contract has come to an end and a statutory periodic contract has arisen. The landlord proposes new terms for the new periodic contract. The form sets out:
- The parties (landlord and contract-holder).
- The address of the dwelling.
- The terms the landlord proposes for the new periodic contract — typically the same as the old fixed-term contract, but with adjustments where appropriate (rent increase, updated provisions, etc.).
- The date from which the new terms are proposed to apply.
- Information about the contract-holder's right to refer the proposed terms to the Rent Assessment Committee (now operating as the residential property tribunal in Wales).
Form 1 is served before the new periodic contract begins. The contract-holder has the right to apply to the residential property tribunal under section 124 of the 2016 Act if they consider the proposed terms unreasonable. The tribunal can confirm the terms as proposed or substitute different terms.
Form 1 is the routine vehicle for adjusting contract terms at the end of a fixed term — including for rent increases. A landlord proposing a rent increase at the end of a fixed term typically uses Form 1; for a rent increase during a contract or in a periodic contract, a different procedure (typically section 125 notice) applies.
Form 2 — Application referring proposed terms to the tribunal
Form 2 is the contract-holder's response to a Form 1 — an application to the residential property tribunal asking it to determine whether the terms proposed by the landlord are reasonable. The contract-holder must use Form 2 within the specified period (typically 14 days after the date the new terms would take effect) for the application to be valid.
Form 2 sets out:
- The parties.
- The address of the dwelling.
- The proposed terms (taking the landlord's Form 1 as the starting point).
- The contract-holder's objection and proposed alternative terms.
- Supporting evidence about market conditions, the property's condition, or other relevant factors.
The tribunal then considers the application and either confirms the landlord's proposed terms, substitutes the contract-holder's proposed terms, or sets terms at some intermediate position. The tribunal applies a "reasonable terms" test informed by market conditions, the property, and the relationship between the parties.
Form 3 — Notice seeking possession (corresponding to English Section 8)
Form 3 is the principal possession notice in Wales. It is used by a landlord to begin possession proceedings on the basis of one or more grounds set out in Schedule 8 to the 2016 Act. Form 3 is broadly equivalent to the English Section 8 notice but with Welsh-specific content and grounds.
Form 3 must:
- Identify the parties and the dwelling.
- Specify the ground(s) on which possession is sought, with reference to Schedule 8 of the 2016 Act.
- Set out the facts relied on to establish the ground.
- Specify the date by which possession is required (calculated according to the prescribed notice period for the relevant ground).
- Include the prescribed warning and information for the contract-holder.
Notice periods vary by ground:
- Estate management grounds (the landlord needs the property for their own occupation): typically 2 months.
- Serious rent arrears (8 weeks or more): minimum 14 days.
- Anti-social behaviour: typically 0-7 days depending on severity.
- Other discretionary grounds: typically 1-2 months.
After Form 3 has been served and the notice period has expired, the landlord can apply to the County Court for a possession order. Welsh proceedings follow Welsh court rules and use Welsh-specific court forms; an English Section 8 procedure cannot be substituted.
The "no-fault" Form RHW16 — section 173 notice
Under the Welsh framework, landlords retain a route to possession without fault — distinct from the English position post-RRA 2025. Section 173 of the 2016 Act allows a landlord to give notice to end a periodic standard occupation contract without specifying any ground. The notice form is RHW16.
Section 173 notice requirements:
- Minimum notice period: 6 months.
- Cannot be served in the first 6 months of the contract — landlords must wait at least 6 months from the start before issuing.
- Restrictions on retaliatory eviction apply: where a contract-holder has made certain complaints about the property, section 173 cannot be used for a defined period.
- Cannot be served until certain landlord obligations have been fulfilled — including provision of the written statement of contract and other prescribed information.
Section 173 / Form RHW16 is the Welsh equivalent of what the English Section 21 used to be — though with substantially longer notice periods and tighter restrictions. The Welsh framework does not currently propose to abolish it, distinguishing the position from the English RRA 2025 reform.
Practical points on serving forms in Wales
A few procedural matters that catch landlords out:
Use the current versions. The Welsh Government periodically updates form templates. Older versions of forms are not valid; always download the current version from gov.wales before serving.
Welsh language. Forms are typically available in both English and Welsh. The contract-holder may have specified a language preference (typically in the written statement); use the version corresponding to their preference.
Service. Notice is served on the contract-holder at the property address by post, in person, or in any other manner permitted by the contract. The 2016 Act has specific provisions on what counts as effective service. Document the method of service.
Coordination with the written statement. Before any of these notices can be effectively served, the landlord must have provided the contract-holder with a written statement of the contract under section 31 of the 2016 Act. Failure to provide the written statement is a procedural barrier to enforcement.