Property legislation is changing — but as we’ve seen, what applies in England doesn’t always apply in Wales. With devolved housing laws, different enforcement systems, and distinct tenant and landlord responsibilities, understanding the Welsh position is essential before making any property decision. Changes are effective from May 1, 2026.
Whether you’re a landlord navigating compliance, a tenant wanting to understand your rights, or a homeowner thinking about buying or selling, local knowledge matters.
At PJCHomes, we specialise in the Welsh property market. We stay on top of legislative changes so you don’t have to — offering clear, practical advice tailored to property in Wales.
Here are the Key changes –
Key Differences Between Property Legislation in England and Wales
With major reforms being introduced for the private rented sector in England, it’s important to understand that many of these changes do not apply in Wales. Housing is devolved, meaning Wales has its own legislation, systems, and enforcement.
Below is a clear breakdown of the most important differences affecting landlords, tenants, and agents.
Rent in Advance
England
Under the new legislation, rent in advance will be limited to one month’s rent for most new tenancies. This aims to reduce the financial barriers for tenants moving home.
Wales
There are currently no limits on the amount of rent that can be requested in advance. Any rent in advance arrangements are subject to agreement between the landlord and contract-holder.
Rent Bidding
England
Rent bidding will be banned. Landlords and agents will be required to let properties at the advertised rent, preventing bidding wars and unexpected rent increases.
Wales
There are no restrictions on rent bidding at present. Asking rents and any increases remain a matter of negotiation, within existing Welsh renting law.
PRS Ombudsman
England
A new Private Rented Sector Ombudsman will be introduced, providing tenants with a free, independent service to resolve complaints against landlords.
Wales
The PRS Ombudsman will be England-only. There is currently no equivalent service in Wales, and disputes are generally resolved through the courts or local authorities.
PRS Database and Landlord Registration
England
Landlords will be required to register themselves and their properties on a new national PRS database.
Wales
Wales already has a well-established system. Landlords must:
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- Register with Rent Smart Wales (RSW)
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- Obtain a licence if they manage their own property
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- Register all rental properties
This system does not exist in the same form in England.
Pets in Rental Properties
England
Landlords will be prohibited from unreasonably refusing consent for tenants to keep pets. Tenants can challenge refusals through the PRS Ombudsman or the courts.
A proposal allowing landlords to require pet damage insurance has been dropped.
Wales
Landlords and contract-holders may agree additional terms relating to pets.
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- Contract-holders have the right to request permission to keep a pet
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- Landlords must not unreasonably refuse
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- Challenges can be made through the courts
However, unlike England, contract-holders may still risk a ‘no-fault’ eviction, making this a key practical difference in Wales.
Rental Discrimination
England
It will be unlawful (subject to limited exceptions) for landlords to discriminate against prospective tenants who:
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- Have children living with or visiting them
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- Receive benefits
Wales
Similar anti-discrimination protections already apply.
In addition, the legislation gives Welsh Ministers powers to identify and prohibit other discriminatory rental practices in the future.
Property Standards and Enforcement
England
The Act gives powers to:
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- Introduce the Decent Homes Standard to most private rented homes
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- Extend Awaab’s Law to the private rented sector, requiring rapid responses to serious hazards and emergency repairs
Wales
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- Awaab’s Law does not apply in Wales
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- The Welsh Government has indicated it may introduce the Welsh Housing Quality Standard (WHQS) into the private rented sector in the future
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- Instead of Awaab’s Law, Wales is proposing to embed performance standards for responding to serious hazards within the WHQS framework
What This Means in Practice
While England is undergoing sweeping reform, Wales already operates under a distinct and more established renting system in several areas — particularly landlord licensing, contracts, and regulation.
For landlords, tenants, buyers, and sellers in Wales, it’s essential not to assume that changes announced for England automatically apply here.
If you’re unsure how these differences affect your property, tenancy, or plans to move, taking advice from a local Welsh property professional is key.
You can also view more official guidance from NRLA here
Thinking of selling, letting, buying or renting in Wales?
Need guidance on how these changes affect your property?
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