More homes are needed across Wales
Estimates show an existing unmet need for 9,400 homes, with around 8,700 additional homes needed each year over the next five years. Yet only 4,631 new homes were completed in 2024–25.
The Committee must scrutinise how planning policy, taxation, and regulation can support investment and development. This includes reviewing the higher rates of Land Transaction Tax on additional residential properties, which can discourage responsible landlords from investing in homes to rent.
Oppose rent controls
Our evidence to the Senedd has consistently shown that restricting rents risks reducing investment and the availability of privately rented homes. Research commissioned by Propertymark found that 95% of letting agents in Wales believe rent controls would reduce the supply of homes to rent.
Housing affordability also depends on adequate financial support. We have urged the Welsh Government to continue pressing for Local Housing Allowance rates to be restored permanently to at least the 30th percentile of local market rents. If this is not achieved, further support should be considered for low-income households facing shortfalls.
A stable and sustainable private rented sector
We have called for a pause on further major legislative change whilst the PRS continues to adapt to the Renting Homes (Wales) Act 2016. We support high standards and effective consumer protection, but regulation must be proportionate, evidence-led, and developed with the sector.
We held a focus group with ten Welsh property agent businesses, to help us prepare our recommendations to the Committee, and they highlighted concerns about further rental reform proposals. Participants were particularly worried that ending Section 173 possession notices, introducing rent controls, and imposing new energy efficiency requirements without sufficient support could lead more landlords to sell or leave the sector.
The agents told us that rental bidding is not a significant issue in Wales, while most reported that their landlord portfolios had reduced over the previous three years. They also highlighted the cost and practical challenges of improving older homes to meet higher energy efficiency standards.
Professionalism, transparency, and enforcement
Rent Smart Wales has created a positive foundation through landlord and agent registration and licensing. However, we believe the regime should be more transparent and accountable, with a clear strategic plan, measurable objectives, and regular scrutiny of its performance and enforcement activity.
We also support a more robust qualification requirement for property agents, similar to the approach in Scotland. Recognised qualifications and ongoing training help ensure that agents understand housing law, compliance responsibilities and consumer protection.
We have asked the Committee to actively support stronger professional standards, qualifications, and enforcement across the housing sector.
Better evidence for better decisions
Wales currently lacks the detailed, consistent housing data available through the English Housing Survey.
A comparable Welsh survey would give policymakers a stronger evidence base on housing conditions, affordability, energy efficiency, tenure trends, and consumer experiences. It would also help the Committee assess the real impact of policy and legislation on people and the housing market.
We will continue to share insight from members across Wales and support the Committee’s work to develop practical, evidence-based housing policy.
