Landlord Guide: 10 Eviction Do’s & Don’ts in Cardiff, Newport & South Wales

Understanding Eviction Law in Wales vs England (2026)

Before starting any eviction process, it’s vital to know which legal framework applies:

In Wales

Evictions are governed by the Renting Homes (Wales) Act 2016, which:

• Replaced Assured Shorthold Tenancies with occupation contracts

• Introduced six-month minimum occupation periods for “no-fault” possession

• Strengthened notice requirements and landlord obligations

In England

Landlords currently still use Section 21 and Section 8, but:

• From 1 May 2026, landlords in England cannot use Section 21 ‘no-fault’ notices to evict tenants.

• Grounds for possession under Section 8 are being expanded and restructured

• Compliance standards and tenant protections are increasing

Because of these changes, landlords must be more precise than ever when considering eviction.

5 Eviction Do’s Every South Wales Landlord Should Follow

1. Do follow the correct legal eviction route

Landlords cannot evict tenants without following the correct legal process.

In Wales, landlords may seek possession through:

• No-fault possession (after the minimum occupation period, with correct notice)

• Serious breach grounds, such as rent arrears or anti-social behaviour

Strict notice periods apply, and serving notice too early or incorrectly will invalidate the claim.

In England, landlords must currently:

• Use Section 8 for breach-based evictions

• Prepare for the end of Section 21, meaning clear, evidenced grounds will be essential going forward

Notice periods, documentation, and eligibility rules must be followed exactly. Housing law changes frequently, so landlords in Cardiff, Newport, and South Wales should always check the latest guidance or seek professional advice before serving notice.

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2. Do ensure you’ve met all landlord legal obligations

An eviction notice may be invalid if legal requirements haven’t been met, including:

• Protecting the tenant’s deposit in a government-approved scheme within 30 days

• Correctly issuing the written statement of the occupation contract (Wales)

• Providing a valid Gas Safety Certificate

• Providing a valid Electrical Installation Condition Report (EICR)

• Supplying the latest How to Rent guide

• Holding a valid Energy Performance Certificate (EPC)

Failure to comply can result in delays or your eviction claim being dismissed by the court.

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3. Do document everything carefully

Accurate records are essential if an eviction progresses to court.

Landlords should:

• Keep copies of emails, texts, and letters

• Maintain a full rent payment history

• Record inspection reports and tenant communications

• Confirm key conversations in writing

Detailed documentation shows that you’ve acted fairly and lawfully throughout the tenancy.

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4. Do attempt communication before eviction

Eviction should always be a last resort. Many tenancy issues can be resolved through early communication.

Missed rent payments may be resolved with a repayment plan. Property issues or complaints can sometimes be addressed by setting clear expectations. While this won’t always work, landlords across South Wales often avoid eviction altogether by engaging early and professionally.

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5. Do get expert eviction support when needed

The eviction process can be complex and time-consuming. A professional property management company in Cardiff or Newport, such as Redkey, can:

• Serve eviction notices correctly

• Ensure compliance with current legislation

• Handle court proceedings if required

• Re-let your property quickly once vacant

This reduces stress, delays, and financial loss.

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5 Eviction Don’ts That Could Cost South Wales Landlords Dearly

1. Don’t attempt an illegal eviction

Changing locks, removing belongings, or cutting off utilities is illegal and classed as unlawful eviction. These actions can lead to fines, court action, and compensation claims — even if rent arrears are significant.

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2. Don’t ignore the evidence behind the eviction

Under the Renting Homes (Wales) Act, courts closely examine evidence.

If claiming:

• Rent arrears → provide a full payment history

• Anti-social behaviour → supply complaints, logs, or statements

• Property damage → include inspections and photographs

The same applies in England, especially as possession grounds become more scrutinised under new renter protections.

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3. Don’t serve eviction notices incorrectly

Incorrect notice formats, dates, or delivery methods can invalidate your eviction. Legislation changes regularly, so landlords in Cardiff, Newport, and South Wales should ensure notices are fully compliant before serving them.

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4. Don’t delay action when problems arise

Waiting too long can result in escalating rent arrears or property damage. While flexibility is important, early structured action often protects landlords financially and legally.

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5. Don’t forget landlord responsibilities during notice periods

Even after serving notice, landlords must:

• Complete repairs

• Ensure property safety

• Treat tenants fairly

Your conduct throughout the eviction process can be scrutinised by the court.

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Need Advice on Tenant Eviction in Cardiff, Newport or South Wales?

Eviction is never straightforward — but getting it wrong can make matters far worse.

At Redkey, we provide landlords across Cardiff, Newport, and South Wales with expert eviction support, full property management, and honest advice at every stage.

📞 Call: 01633 387970
📧 Email: hello@redkeylets.co.uk

We also help landlords let properties quickly and legally across South Wales — from tenant sourcing to full management.

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Eviction FAQs for South Wales Landlords

Can I evict a tenant after one missed rent payment?

You may rely on rent arrears grounds, but courts often expect evidence of persistent or serious arrears. Early communication is strongly advised.

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Is “no-fault” eviction still allowed?

• Wales: Yes, but only with six months’ notice after six months of occupation

• England: Section 21 is indeed being abolished from 1 May 2026 and will require landlords to use valid grounds

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Do I need a solicitor to evict a tenant in Wales?

Not necessarily. Many landlords use a professional letting agent in Cardiff or Newport to manage the eviction process and avoid costly errors.

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How long does eviction take in South Wales?

Eviction timelines vary based on notice type and court availability. The process can take several months, so acting early and seeking expert support is key.