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 Renters’ Rights Bill.
Welcome back to our landlord blog series, where we compare key differences between the private rental laws in Wales and England.
So far, we’ve covered possession rights and rent payment rules. In this final edition, we’re turning to another important area for landlords: compliance obligations and how tenant rights differ when it comes to property condition, landlord conduct and requests for pets.
With England’s Renters’ Rights Act now in place, the private rented sector is facing significant changes to the way landlords must manage their properties and respond to tenants. Wales has its own framework of landlord obligations and tenant protections, with some important differences between the two nations.
Let’s look at three key areas affected by the new rules in England and how the position in Wales compares.
1. The Decent Homes Standard & Awaab’s Law
England:
- The Renters’ Rights Act provides for a new Decent Homes Standard to be introduced in the private rented sector, setting minimum requirements for property condition. The government plans to introduce this from 2035.
- Awaab’s Law, introduced following the tragic death of Awaab Ishak from mould exposure in social housing, will also be extended to private rented homes. At the time of writing (October 2026), the government is consulting on how the requirements and timescales should work in this sector.
- These changes will introduce additional standards and expectations for landlords. Keeping clear records of reported issues, investigations and remedial work will help demonstrate compliance with existing obligations and prepare landlords for the new requirements.
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.
As we discussed in our recent article on Awaab’s Law, there are reasons to watch how these changes develop in England and whether Wales follows a similar path.
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:
- From 2028, all private landlords, even those using managing agents, will be required to join a Government-approved landlord ombudsman scheme and pay an annual fee per property.
- The scheme will allow tenants to lodge complaints for free, triggering formal investigations into a landlord’s conduct. Landlords won’t be able to 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 the scheme could result in civil penalties of up to £7,000,rising to £40,000 for certain persistent or repeated breaches, with criminal prosecution also possible.
- Persistent failure to join, where it constitutes a qualifying criminal offence, could also expose landlords to Rent Repayment Orders.
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:
- Tenants have the right to request permission to keep a pet, which landlords must consider and respond to in writing within 28 days, subject to certain permitted extensions.
- Refusals must be based on reasonable grounds, such as restrictions imposed by a superior landlord, the property being unsuitable for the proposed pet, or another occupant having an allergy.
- Landlords cannot require tenants to take out pet damage insurance as a condition of granting permission. However, tenants remain responsible for damage caused by their pets, and landlords can recover reasonable costs through the tenancy deposit.
- The general expectation is that landlords should accommodate reasonable requests for pets, rather than imposing blanket bans without justification.
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 further changes 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.
