Why Wales works better for landlords: Compliance & control compared
A special look at property condition rules, complaints handling and pet requests under Welsh law vs England’s upcoming Renters’ Rights Bill.
Welcome back to our landlord blog series, where we compare key differences between the private rental laws in Wales and those soon to be introduced in England.
So far, we’ve covered possession rights and rent payment rules. In this final edition, we’re turning to another increasingly critical area for landlords: compliance obligations and how tenant rights are evolving when it comes to property condition, landlord conduct and requests for pets.
As the Renters’ Rights Bill continues its journey through Westminster, it’s becoming clear that England is heading toward a far more rigid, regulated system. In contrast, Wales continues to strike a balance between tenant protection and landlord autonomy.
Let’s take a look at three key changes set to hit England – and how Wales compares.
1. The Decent Homes Standard & Awaab’s Law
England (post-Bill):
- Landlords will have a legal duty to investigate and fix any hazard covered under the Housing Health and Safety Rating System (HHSRS) within specific timeframes.
- The law stems from “Awaab’s Law”, which was introduced after a tragic case of fatal mould exposure in social housing. Initially designed for social landlords, the Renters' Rights Bill extends Awaab’s Law to the private sector.
- Landlords will need formal procedures and good recordkeeping to prove timely investigation and resolution of issues.
Wales:
- Landlords must ensure homes are fit to live in, including compliance with the HHSRS and Wales’ Fitness for Human Habitation Regulations.
- However, there is no additional “Decent Homes Standard” or specific legislative timeframes for investigating or resolving reported hazards.
- Landlords retain discretion over how and when they respond, provided they meet general legal obligations.
Key takeaway: Welsh landlords continue to operate under a common-sense approach to property condition. English landlords will face stricter rules, ticking-clock timeframes and an increased need for a paper trail detailing how they’ve responded.
2. Private Rented Sector Landlord Ombudsman
England (post-Bill):
- All private landlords – even those using managing agents – must join a Government-approved landlord ombudsman scheme and pay an annual fee per property.
- The scheme allows tenants to lodge complaints for free, triggering formal investigations into a landlord’s conduct. Landlords can’t complain about tenants.
- Ombudsman decisions will be legally binding. Landlords may be required to issue apologies, pay compensation and/or change how they operate.
- Failure to join or comply could lead to civil penalties up to £7,000 (initial) or £40,000 (for repeat breaches), plus potential criminal prosecution.
- Tenants will also be able to apply for Rent Repayment Orders if landlords fail to join.
Wales:
- Under Rent Smart Wales licensing rules, only letting agents are required to be members of an ombudsman service. Landlords themselves have no such obligation.
Key takeaway: In England, even responsible landlords must pay per property to join, and face costly penalties if a tenant complains and the ombudsman finds in their favour. In Wales, landlords avoid this layer of red tape.
3. Pets in properties
England (post-Bill):
- Tenants will gain the right to request a pet, which landlords must consider and formally respond to within 28 days.
- Refusals can only be based on clear, “reasonable” grounds – such as lack of permission from a superior landlord.
- If/when permission is granted, landlords can require pet insurance, though suitable products are currently scarce.
- The default expectation is that pets should be allowed unless there's a good reason not to.
Wales:
- Landlords can include a clause in the occupation contract prohibiting pets. Where this clause exists, landlords can reject pet requests without needing to justify the decision.
Key takeaway: Welsh landlords remain free to choose whether pets are right for their property. In England, the decision will be taken out of their hands unless they have very good reason.
As you can see, when it comes to compliance, complaints and control over your property, Wales continues to offer a more balanced, landlord-friendly framework. English landlords, meanwhile, face increasing formalisation, penalties and red tape – with more to come as secondary legislation is rolled out.
If you’re considering expanding or rebalancing your portfolio in light of these changes, we’re here to help you navigate the local landscape with confidence. Don't hesitate to call us on 02920 668585 for a no-obligation chat.
The information contained within this article was correct at the date of publishing and is not guaranteed to remain correct in the present day.
