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The Welsh Government is committed to improving security of tenure for people who rent their homes. 


The Renting Homes (Wales) Act 2016 is key to making renting a positive choice and achieving security of tenure. However, its implementation has been delayed due to the reform of court IT systems in England and Wales.


We are now in a position where we are able to proceed with implementation of this important Act. In doing so, we will honour our commitment to give six months’ notice ahead of the Act coming into force so landlords, agents and licensees and tenants – who will be known as contract\-holders under the Act – have time to prepare for the changes.


The Act provides a new, streamlined and reformed basis for residential letting in Wales, with significant benefits for anyone who rents their home. These include:


* Mandatory written contracts, clearly setting out all the relevant rights and responsibilities of landlords and contract\-holders;
* Arrangements for joint contracts, which will stop one joint contract\-holder acting alone to end the contract, helping to prevent unintentional homelessness;
* Protection against retaliatory evictions – when a landlord evicts a tenant in response to a request for repairs or maintenance;
* The introduction of a Fitness for Human Habitation standard for all privately rented properties, including regulations setting out requirements for smoke and carbon monoxide alarms and electrical safety testing.


However, there is more we can do, in particular to address widely held concerns about the use of no fault evictions.


Section 173 of the Act, as currently drafted, allows a property owner to seek possession of a property without a breach of contract occurring with two months’ notice.


I am today launching a consultation asking for views about amending the Renting Homes Act before it comes into force. Under the consultation are main proposals for periodic contracts (those contracts with no end\-date):


* Extending the minimum notice period applicable to a section 173 notice from two to six months;
* Restricting a landlord from serving a section 173 notice within the first six months of a periodic contract, rather than four months as currently provided for;
* Placing a six\-month restriction on issuing a section 173 notice following the expiry of a previous notice.


The main proposals for fixed\-term contracts (those contracts with a pre\-agreed end\-date) are:


* Removal of a landlord’s ability to end a fixed term standard contract under section 186;
* To consider the use of break clauses in fixed term contracts.


We are also seeking views about other proposals intended to complement those outlined above, including:


* Restrictions on issuing possession notices to landlords which the courts have found to have carried out retaliatory eviction;
* Restrictions on issuing possession notices to property owners in breach of other laws related to rented housing, such as not having an Energy Performance Certificate or a valid gas safety certificate.


I believe these proposals will improve security of tenure for everyone renting in Wales, including those who rent from social property owners, which may also use no fault notices in certain situations.  


There are legitimate reasons why a property owner may need possession of their property, such as to live in it themselves. Getting the balance right is vital if we are to maintain and encourage a vibrant private rented rector that provides high quality homes.


Read the consultation document and questions. The consultation will close on 5 September 2019\.







Translation:


 
Mae Llywodraeth Cymru wedi ymrwymo i wella'r sefyllfa o ran sicrwydd deiliadaeth i bobl sy'n rhentu eu cartrefi.  


Mae Deddf Rhentu Cartrefi (Cymru) 2016 yn allweddol er mwyn gwneud rhentu yn ddewis cadarnhaol ac er mwyn rhoi sicrwydd deiliadaeth. Fodd bynnag, gohiriwyd gweithredu'r Ddeddf yn sgil diwygio systemau TG llysoedd Cymru a Lloegr. 


Bellach, rydym mewn sefyllfa i allu bwrw ymlaen i weithredu'r Ddeddf bwysig hon. Byddwn yn anrhydeddu ein hymrwymiad i roi chwe mis o rybudd cyn gweithredu'r Ddeddf er mwyn i landlordiaid, asiantaethau, a'r rheini sydd â chytundebau tenantiaeth a thrwyddedu \- y cyfeirir atynt fel deiliaid contractau o dan y Ddeddf \- gael amser i baratoi ar gyfer y newidiadau. 


Mae'r Ddeddf yn darparu sail newydd, symlach, ddiwygiedig ar gyfer gosod eiddo preswyl yng Nghymru, gan sicrhau manteision i unrhyw un sy'n rhentu eu cartref. Mae’r rhain yn cynnwys:


* Contractau ysgrifenedig gorfodol, yn amlinellu'n glir holl hawliau a chyfrifoldebau perthnasol landlordiaid a deiliaid contractau;
* Trefniadau ar gyfer cyd\-gontractau, a fydd yn atal un deiliad contract rhag penderfynu dod â'r contract i ben ar ei liwt ei hun, gan helpu i atal digartrefedd;
* Atal tenantiaid rhag cael eu troi allan er mwyn dial \- pan fydd landlord yn troi tenant allan mewn ymateb i gais i wneud gwaith atgyweirio neu gynnal a chadw;
* Cyflwyno safon sy'n sicrhau bod eiddo yn ffit i bobl fyw ynddo ar gyfer pob eiddo sy'n cael ei rentu'n breifat, gan gynnwys rheoliadau yn amlinellu gofynion o ran larymau mwg a charbon monocsid, a phrofion diogelwch trydanol.


Fodd bynnag, mae mwy y gallwn ei wneud, yn benodol er mwyn mynd i'r afael â phryderon cyffredin ynghylch y defnydd o'r hawl i droi tenant allan heb fai.


Mae adran 173 o'r Ddeddf, fel y'i drafftiwyd ar hyn o bryd, yn caniatáu i berchennog eiddo geisio adennill meddiant o'i eiddo heb i'r contract fod wedi'i dorri, gan roi rhybudd o ddau fis. 


Heddiw rwy'n lansio ymgynghoriad yn gofyn am farn pobl ynghylch diwygio'r Ddeddf Rhentu Cartrefi cyn iddi ddod i rym. Yn yr ymgynghoriad, dyma'r prif gynigion ar gyfer contractau cyfnodol (contractau sydd heb ddiwedd penodol): 


* Ymestyn y cyfnod hysbysu byrraf a ganiateir, sy'n berthnasol i hysbysiad adran 173, o ddau fis i chwe mis;
* Cyfyngu ar hawl landlord rhag rhoi hysbysiad adran 173 o fewn chwe mis cyntaf contract cyfnodol, yn hytrach nag o fewn pedwar mis fel ag a ganiateir ar hyn o bryd;
* Gosod cyfyngiad amser o chwe mis ar roi hysbysiad adran 173 ar ôl i gyfnod hysbysiad blaenorol ddod i ben.


Dyma'r prif gynigion ar gyfer contractau cyfnod penodol (contractau y cytunwyd ar ddiwedd penodol iddynt): 


* Diddymu hawl landlord i ddod â chontract safonol cyfnod penodol i ben o dan adran 186;
* Ystyried y defnydd o gymalau terfynu mewn contractau cyfnod penodol.


Rydym hefyd am holi barn pobl am gynigion eraill y bwriedir iddynt ategu'r cynigion uchod, gan gynnwys: 


* Cyfyngiadau ar roi hysbysiadau adennill meddiant i landlordiaid y mae'r llysoedd wedi canfod eu bod wedi troi tenant allan er mwyn dial;
* Cyfyngiadau ar roi hysbysiadau adennill meddiant i berchnogion eiddo sydd wedi torri cyfreithiau eraill ym maes tai rhent, ee methu â darparu Tystysgrif Perfformiad Ynni neu dystysgrif diogelwch nwy ddilys.


Rwyf o'r farn y bydd y cynigion hyn yn gwella'r sefyllfa o ran sicrwydd deiliadaeth i bawb sy'n rhentu yng Nghymru, gan gynnwys y rheini sy'n rhentu gan berchnogion eiddo cymdeithasol, sydd hefyd yn cael defnyddio hysbysiadau heb fai mewn rhai sefyllfaoedd.  


Mae yna resymau cyfreithlon pam y gallai fod angen i berchennog eiddo adennill meddiant o'i eiddo, ee er mwyn byw yno ei hun. Mae sicrhau'r cydbwysedd iawn yn hollbwysig os ydym am gynnal a hyrwyddo sector rhentu preifat hyfyw sy'n darparu cartrefi o safon uchel.


Mae'r ddogfen ymgynghori a'r cwestiynau i'w gweld yn https://llyw.cymru/ymestyn\-y\-cyfnod\-hysbysu\-byrraf\-ganiateir\-cyn\-troi\-tenant\-allan\-heb\-fai a daw'r ymgynghoriad i ben ar 5 Medi.