The legislative programme for the next 18 months includes a Rental Bill, expected in 2027, which will initially focus on rent data and strengthening the enforcement and regulatory role of Rent Smart Wales (RSW).
The Bill is intended to lay the foundations for wider reforms later in the Senedd term. These could include measures to make rents fairer, limit no-fault evictions and strengthen tenants’ rights. The Welsh Government is also developing proposals for a legal right to adequate housing.
Propertymark has offered to convene a roundtable of property agents working in Wales so that Ministers and officials can hear directly about the practical effects of the proposals.
We will continue to engage with the Welsh Government and the Senedd throughout the development, consultation and scrutiny of the Rental Bill. Our focus will be on securing reforms that protect tenants while maintaining investment, housing supply and confidence in the Welsh private rented sector.
Rental data expected to become mandatory
The Welsh Government intends to submit rental data compulsory to build a clearer picture of rents across Wales and support decisions on Local Housing Allowance (LHA), benefits administration, and future policies on rent levels.
On 23 July 2026, Propertymark’s Policy and Campaigns Officer, Tim Thomas, met officials to discuss the legislative programme, highlighting the practical impact that new reporting duties could have on letting agents.
Larger agencies manage substantial amounts of tenancy and rent data, making extraction, formatting and submission potentially significant . Smaller businesses may have fewer staff, less technical capacity and limited resources to manage additional reporting.
We have called for any new system to:
- explain clearly why information is being collected, how it will be used and how it will influence policy
- make reporting as simple and automated as possible
- work with existing property and client management systems
- use information already supplied through systems such as HMRC reporting wherever possible
- avoid duplication and unnecessary administrative costs
Further information about what data will be required, who must submit it and how often, is expected later in summer 2026.
Stronger enforcement through Rent Smart Wales
It has been indicated that the sanctions system could be simplified and streamlined, with larger financial penalties available. Local authorities may also be allowed to retain income from fines, providing a greater incentive to take enforcement action.
The Welsh Government is considering the approach introduced in England through the Renters’ Rights Act 2025. However, the two nations already have different tenancy frameworks, and reforms must reflect the specific circumstances of the Welsh market.
We support effective enforcement against landlords and agents who fail to meet their legal duties. However, enforcement must be consistent and proportionate. RSW must also be accountable and transparent about its priorities and approach.
Rent controls and possession reform remain under discussion
The First Minister told the Senedd that the initial legislation would lay the groundwork for more substantial changes later in the term, including making rents fairer and limiting no-fault evictions. Senedd Research’s summary of the legislative programme confirms that these wider measures are expected to follow the first phase of reform.
Propertymark remains firmly opposed to rent controls. Evidence from other markets shows that restricting rents can deter investment, reduce the number of homes available and limit tenants’ choices. Welsh housing policy must support the supply of good-quality rented homes rather than risk driving landlords out of the market.
Wales currently allows landlords to regain possession without establishing a specific fault through Section 173 of the Renting Homes (Wales) Act 2016. However, landlords must give six months’ notice and cannot serve notice during the first six months of a contract.
This provides contract-holders with at least 12 months’ security. By comparison, England’s Renters’ Rights Act has abolished no-fault evictions and introduced revised grounds for possession .
During our meeting with officials, we stressed that any removal of Section 173 must be accompanied by stronger and workable mandatory and discretionary possession grounds. The Welsh Government must also consider court capacity and the time taken to regain possession.
Propertymark presses for consultation and robust evidence
Following the First Minister’s announcement on 14 July 2026, Propertymark CEO Nathan Emerson wrote to him setting out our initial position.
We have asked the Welsh Government to use the next 18 months to gather robust evidence before bringing forward detailed proposals on fair rents or possession rights. This should be followed by a formal working group involving landlords, letting agents, tenants and other housing organisations, as well as a full public consultation.
We have also asked for clarity on plans for a Welsh Housing Survey. Better evidence on housing conditions, rents and supply would support more informed policy decisions and reduce reliance on new reporting duties placed directly on businesses.
The Welsh Government is separately developing proposals to place a right to adequate housing in Welsh law. This could cover factors such as security of tenure, affordability, accessibility, housing conditions and access to essential services. However, significant questions remain about how such a right would operate and be enforced.
