Form RHW30: End of Rights and Obligations of a Joint Contract-Holder Due to Non-Occupation
Form RHW30 is the prescribed legal form under the Renting Homes (Wales) Act 2016 that landlords in Wales use to formally terminate the rights and obligations of a joint contract holder who has ceased occupying the property.
This form is used after a landlord has served Form RHW29 (Notice of Intention) and provided the required one-month minimum notice period with no successful challenge or objection from the joint contract holder.
Form RHW30 is the final confirmation that the landlord is terminating the occupant’s rights under the occupation contract because they no longer reside in the dwelling.
Below is a detailed explanation of what Form RHW30 is, when landlords should use it, the legal requirements, and best practice guidance for landlords in Wales.
Renting Homes (Wales) Act 2016 – Context
The Renting Homes (Wales) Act 2016 modernised renting in Wales by introducing occupation contracts to replace traditional tenancies.
Key features include:
- Clear rules for joint contract-holders.
- Prescribed forms to standardise essential steps.
- Specific procedures for removing one joint contract-holder without ending the entire contract.
Removing a joint contract holder for non-occupation is carefully regulated to ensure fairness for all tenants involved.
What Is a Joint Contract-Holder?
A joint contract-holder is one of two or more people who share a single occupation contract.
All joint contract-holders:
- Have equal rights to occupy the property.
- Are jointly and severally responsible for paying rent.
- Share legal responsibilities for compliance with the contract.
Joint contracts are standard in shared homes among friends, couples, or housemates.
What Is Non-Occupation?
Non-occupation means the joint contract-holder has:
- They stopped using the property as their only or principal home.
- Moved out permanently.
- I intentionally gave up living there.
Examples:
- Moving in permanently with a partner elsewhere.
- Relocating to another country.
- Leaving without notifying the landlord or other joint contract holders.
It does not include temporary absences, such as holidays, hospital stays, or work trips.
Why Remove a Joint Contract-Holder for Non-Occupation?
Landlords may want to remove a joint contract-holder who no longer lives at the property to:
- Clarify legal responsibility for rent and obligations among remaining occupants.
- Prevent confusion over liability.
- Support the stability of the contract for those who stay in place.
The law allows this—but requires strict safeguards to ensure the process is fair and transparent.
RHW29 vs. RHW30 – What’s the Difference?
- Form RHW29: The landlord’s notice of intention to end the rights of a joint contract-holder for non-occupation. It gives at least one month’s notice and the opportunity to challenge the claim.
- Form RHW30: The final notice served after the RHW29 period expires with no valid challenge. It formally confirms that the person’s rights and obligations under the contract have come to an end.
What Is Form RHW30?
Form RHW30 is the prescribed form used by the landlord to confirm that officially:
- The joint contract holder’s rights and obligations under the occupation contract have expired.
- This decision follows the proper service of RHW29 and the minimum notice period.
- The joint contract holder is no longer a legally binding party to the occupation contract.
It is the final step in the process of removing a joint contract holder without terminating the entire contract.
When Should Landlords Use Form RHW30?
Landlords should only use Form RHW30 when:
- They have previously served Form RHW29 correctly.
- At least one month has passed since serving RHW29.
- The joint contract holder did not successfully challenge the claim that they no longer occupy.
- The landlord is satisfied they are no longer living in the property.
Form RHW30 cannot be used in place of RHW29—it must follow that notice and respect the minimum period.
Legal Requirements Before Using Form RHW30
To use Form RHW30 lawfully, landlords must ensure:
- RHW29 was served correctly, giving at least one month’smonth’s notice.
- Reasonable grounds existed to believe that the joint contract holder had stopped occupying.
- No evidence was provided to disprove non-occupation during the notice period.
- The prescribed Form RHW30 is completed fully and accurately.
Contents of Form RHW30
Form RHW30 must include:
- Landlord’sLandlord’s name and contact details.
- Names of all joint contract-holders.
- Address of the rented dwelling.
- Name of the joint contract-holder being removed.
- A clear statement confirming the end of their rights and obligations.
- The date on which their rights and obligations ended.
- Advice on their right to seek independent help or legal advice.
How to Complete Form RHW30
Landlords must:
- Fill in all required details carefully.
- Include dates that match the RHW29 notice period and expiry.
- Use the prescribed wording without alteration.
Errors or omissions may make the notice invalid.
How to Serve Form RHW30
While RHW30 is primarily a formal record of the landlord’slandlord’s decision, best practice is to:
- Deliver or post a copy to the property address.
- Post to the joint contract holder’s last known address if different.
- Provide copies to other remaining joint contract-holders.
Best practice:
- Keep proof of service (such as postal receipts and delivery photos).
- Retain a signed copy in landlord records.
What Happens After Serving Form RHW30?
After Form RHW30 is served:
- The joint contract-holder named in the form is no longer a party to the occupation contract.
- They lose all rights to occupy the property.
- They are no longer responsible for rent or other obligations from the date specified.
- The contract remains unchanged for the remaining joint contract-holders (except for their number).
Impact on Remaining Joint Contract-Holders
The remaining joint contract holders:
- Continue to have full rights to live in the property.
- Remain responsible for the entire rent (joint and several liability).
- There is no need to sign a new contract.
Landlords should communicate clearly to maintain trust and avoid confusion.
Tenant Rights
The removed joint contract holder has the right to:
- Be given at least one month’s notice using Form RHW29.
- Challenge the claim they have stopped occupying during that notice period.
- Seek independent legal or housing advice.
- Contest the landlord’s decision in court if they believe it was incorrect or unfair.
Landlord Obligations
Landlords must:
- Act fairly and reasonably.
- Serve RHW29 first with the required notice period.
- Wait at least one month before issuing RHW30.
- Ensure they have genuine, reasonable grounds for claiming non-occupation.
- Use the prescribed form exactly as required.
Failure to comply risks making the removal invalid and exposing the landlord to legal claims.
Best Practice for Landlords
- Collect clear evidence of non-occupation (e.g. neighbour statements, mail returned, utilities disconnected).
- Keep records of all communications.
- Use RHW29 and RHW30 exactly as prescribed.
- Serve notices properly with proof.
- Discuss openly with the remaining contract holders to avoid surprises.
- Seek legal advice for complex cases.
Risks of Misusing Form RHW30
Improper use can result in:
- The joint contract holder successfully challenged the removal.
- Legal claims for breach of contract or harassment.
- Damage to landlord’s reputation.
- Loss of trust with other tenants.
Advantages of Using Form RHW30 Correctly
- Provides a clear, lawful way to remove a non-occupying joint contract holder.
- Maintains the stability of the contract for those still living there.
- Clarifies liability for rent and responsibilities.
- Complies with the Renting Homes (Wales) Act 2016.
- It avoids unnecessary termination of the entire contract.
Preparing to Use Form RHW30
Landlords should:
- Confirm that RHW29 was served correctly and the notice period has expired.
- Ensure no valid objection was received.
- Complete RHW30 accurately and thoroughly.
- Choose appropriate methods to deliver or share the form.
- Keep clear records of every step.
Useful External Links
- Welsh Government Renting Homes Guidance
- https://www.gov.wales/renting-homes
- Renting Homes (Wales) Act 2016 (full legislation text)
- https://www.legislation.gov.uk/anaw/2016/1/contents
- Shelter Cymru – Tenant and Landlord Advice
- https://sheltercymru.org.uk/get-advice
- Citizens Advice Wales – Housing and Eviction Help
- https://www.citizensadvice.org.uk/wales/housing
- HM Courts and Tribunals Service – Forms and Guidance
- https://www.gov.uk/government/organisations/hm-courts-and-tribunals-service
- Rent Smart Wales – Landlord Registration and Licensing
- https://www.rentsmart.gov.wales
- Law Wales – Renting Homes Act Overview
- https://law.gov.wales/housing-and-local-services/renting-homes
FAQ
What is Form RHW30?
The prescribed form landlords in Wales use to formally confirm the end of one joint contract holder’s rights and obligations due to non-occupation.
When should landlords use Form RHW30?
After serving RHW29 and waiting at least one month with no valid objection.
Can landlords skip RHW29 and go straight to RHW30?
No. RHW29 must always be served first.
What happens to other joint contract-holders?
They remain on the contract with full rights and responsibilities.
What if the removed person wants to return?
They would need to agree on a new contract or variation with the landlord and other joint contract holders.
Is legal advice recommended?
Yes, especially for shared housing situations with potential disputes.
Form RHW30 is a vital part of the Renting Homes (Wales) Act 2016 process for managing joint occupation contracts. Used correctly, it provides a transparent, fair, and lawful method for removing a non-occupying joint contract holder while protecting everyone’s rights and maintaining stable tenancies.
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