Form RHW12: Notice of Variation of Rent
Form RHW12 is a statutory form used in Wales under the Renting Homes (Wales) Act 2016. This legislation governs almost all residential tenancies in Wales from December 2022 onward, replacing older assured shorthold tenancies and introducing “occupation contracts.”
Form RHW12 is formally titled Notice of Variation of Rent. It is the prescribed way for a landlord to notify a contract-holder (tenant) that the rent for their occupation contract will change.
This notice is legally required when a landlord wishes to increase (or in principle, decrease) the rent on a periodic standard contract in Wales.
The Renting Homes (Wales) Act 2016 creates clear, enforceable requirements for landlords to give tenants fair warning of changes to rent. Form RHW12 is a key part of these protections, designed to ensure that rent changes are transparent, predictable, and properly documented.
What Does Form RHW12 Do?
At its simplest, Form RHW12 is an official notice landlords use to tell a tenant that the rent will change. It records:
The landlord’s name and address
The contract-holder’s name and address
The address of the dwelling
The existing rent and the new rent
The date from which the new rent will take effect
It also includes formal warnings and information about the tenant’s right to dispute the new rent through the Rent Assessment Committee (Rent Assessment Wales).
Form RHW12 ensures that any rent variation is not done informally or unpredictably. The law requires landlords to give at least one month’s notice of the change, using the official form, and not to change the rent more than once in any 12-month period.
Why Is Form RHW12 Important?
The Welsh Government designed the Renting Homes framework to improve clarity and security for tenants and landlords. Under the old system, rent increases could be issued in various ways, and tenants sometimes received inadequate or confusing notices.
Form RHW12 standardises rent variation notices so every contract-holder knows:
Exactly how much the new rent is
When it will start
That they can challenge the change if they think it’s excessive
By requiring landlords to use this official form, the law protects contract-holders from unfair rent rises and ensures landlords follow consistent procedures.
When Must a Landlord Use Form RHW12?
Form RHW12 must be used when a landlord wants to increase the rent for a periodic standard occupation contract.
A periodic standard contract is the typical tenancy that continues indefinitely on a rolling basis (for example, monthly). The Renting Homes (Wales) Act 2016 states landlords can only vary the rent on such contracts:
By serving a valid RHW12 notice
No more than once in any 12-month period
Giving at least one month’s notice before the new rent starts
Failure to use Form RHW12 correctly means the rent variation is invalid. The tenant can ignore the increase or challenge it in a tribunal.
Form RHW12 is not generally used for:
Fixed-term standard contracts (where the rent is usually fixed for the term unless the contract itself allows variation)
Supported standard contracts with special arrangements
Periodic occupation contracts that are not standard contracts (for example, certain community landlord contracts with different terms)
For these other contracts, landlords may have different or limited rights to increase rent.
How to Complete Form RHW12
The Welsh Government has published an official template for Form RHW12. Landlords must use this template and complete it accurately.
Key sections include:
The landlord’s details (name and address for service)
The contract-holder’s details
The property address
The current rent
The proposed new rent
The date the new rent will take effect (must be at least one month from the date of service)
Information about how to challenge the new rent
The form includes explanatory notes to the contract-holder explaining their rights. It also warns them that if they believe the new rent is too high, they can apply to Rent Assessment Wales (Rent Assessment Committee) for a determination.
Landlords must serve the form correctly—either by post, in person, or by any other method permitted in the occupation contract (for example, email if agreed).
Legal Effect of Serving Form RHW12
When properly served, Form RHW12 changes the rent on the date specified in the notice. The tenant must pay the new rent from that date unless they have successfully challenged it through Rent Assessment Wales.
If a tenant applies to the Rent Assessment Committee before the new rent takes effect, the committee will decide what the rent should be. Until the committee’s decision, the tenant continues paying the existing rent.
Landlords cannot impose a rent increase more than once in a 12-month period, even if they try to serve multiple RHW12 forms.
Good Practice for Landlords
While the law only requires Form RHW12 to be served at least one month before the new rent starts, good landlords will:
Communicate with the tenant informally first
Give longer notice where possible
Explain the reason for the rent increase
Make sure the increase is reasonable and in line with market rates
These practices reduce the likelihood of disputes and challenges to the Rent Assessment Committee.
Landlords should also keep clear records of:
The date they served the notice
How it was served
A copy of the completed form
This evidence will be useful if the tenant disputes receiving the notice or challenges the rent.
Consequences of Not Using Form RHW12 Correctly
If a landlord fails to use Form RHW12 properly, any rent increase will be invalid. The tenant can continue paying the old rent.
Common mistakes include:
Failing to give one month’s notice
Giving less than 12 months since the last increase
Not using the official form
Incorrectly completing the form
Serving it improperly (for example, leaving it at the property without agreement)
Tenants who receive an invalid rent variation can refuse to pay the higher rent and are protected from eviction on grounds of arrears arising solely from refusing an invalid increase.
Landlords who try to enforce an invalid increase could face enforcement action or lose credibility if the tenant applies to the Rent Assessment Committee.
Disputing a Rent Increase
Contract-holders in Wales have the right to challenge a proposed increase served with Form RHW12.
They must apply to the Rent Assessment Committee before the date the new rent is due to start. The committee will:
Consider the proposed new rent
Compare it with market rents for similar properties
Decide what the “open market rent” should be
The committee may confirm the landlord’s proposed rent, set a lower amount, or even increase it beyond the landlord’s proposal (though this last outcome is rare).
Once the committee has made its determination, that rent becomes binding on both parties.
Benefits of Form RHW12 for Tenants
Form RHW12 is not only a regulatory burden on landlords—it also protects tenants.
It gives tenants:
Transparency: they know precisely how much the rent will be and when
Predictability: they have at least one month’s warning
Protection from frequent increases: only once per year
Access to an impartial tribunal to challenge unfair rises
By standardising rent variation notices, the Renting Homes (Wales) Act 2016 ensures tenants in Wales enjoy greater housing security.
Benefits of Form RHW12 for Landlords
While Form RHW12 imposes formal requirements on landlords, it also offers benefits:
Clarity about the correct legal process
Certainty that rent increases are enforceable
Reduced risk of disputes or invalid notices
Improved professional relationship with tenants
Landlords who use Form RHW12 correctly demonstrate professionalism and respect for their tenant’s rights.
How Form RHW12 Fits into the Renting Homes Framework
Form RHW12 is one of many standard forms introduced under the Renting Homes (Wales) Act 2016.
Other forms deal with possession notices, address changes, and changes in landlord identity. By prescribing official forms, the Welsh Government has created a clear, unified system for landlord-tenant communications.
Form RHW12 specifically ensures rent variations are:
Transparent
Regulated
Challengeable
Predictable
This improves the private rented sector’s fairness and stability.
Common Scenarios Where Form RHW12 Is Used
A landlord reviews rents annually and decides to raise the rent in line with inflation
A landlord wants to match local market rates after several years of below-market rent
A landlord needs to increase rent to cover higher maintenance or management costs
In each case, the landlord must use Form RHW12 to give the tenant at least one month’s notice of the change.
Alternatives to Using Form RHW12
For fixed-term standard contracts, landlords cannot normally vary the rent unless the contract specifically allows it. In such cases, the method for changing rent will be set out in the occupation contract itself.
If a landlord wishes to renegotiate rent outside of the statutory RHW12 process, they can do so by mutual agreement with the tenant—but this requires both parties to sign up voluntarily to the new amount, and is not enforced via Form RHW12.
External Useful Links
Welsh Government Renting Homes (Wales) Act 2016 Resources
Rent Smart Wales – Guidance for Landlords and Agents
Rent Assessment Committee Wales – How to Challenge Rent Increases
Citizens Advice Wales – Renting Homes in Wales
Shelter Cymru – Renting in Wales Guide
FAQ
What is Form RHW12?
Form RHW12 is the official notice landlords in Wales must use to inform tenants of a rent increase (or variation) under a periodic standard occupation contract.
When must a landlord use Form RHW12?
A landlord must use it when increasing the rent for a periodic standard contract. It cannot be used more than once in any 12-month period and must give at least one month’s notice.
Can a landlord increase the rent without using Form RHW12?
No. For periodic standard occupation contracts, Form RHW12 is the only valid way to serve notice of a rent increase under the Renting Homes (Wales) Act 2016.
What if a tenant thinks the rent increase is too high?
They can challenge it by applying to the Rent Assessment Committee before the new rent takes effect. The committee will determine the fair market rent.
Can a landlord decrease rent using Form RHW12?
Yes, in principle, though this is less common. The form is titled “Notice of Variation of Rent” and covers any variation, up or down.
What happens if a landlord doesn’t use Form RHW12 correctly?
The rent increase will be invalid. The tenant can continue paying the old rent, and any arrears based solely on the invalid increase cannot be enforced.
How much notice must be given?
At least one month’s notice must be given using Form RHW12 before the new rent takes effect.
Can rent be increased more than once a year?
No. The law limits landlords to one rent variation in any 12-month period.
Does this apply to all tenancies in Wales?
No. It applies specifically to periodic standard occupation contracts under the Renting Homes (Wales) Act 2016. Other contract types have different rules.
Where can I find the official Form RHW12?
The Welsh Government provides the official template on its website. Landlords must use this format to ensure the notice is valid.
By using Form RHW12 properly, landlords in Wales can manage rent levels transparently and fairly, while tenants enjoy clear protections against unreasonable or unexpected rent increases.
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