Have your say on the future of the Welsh PRS

With just eight months to go before the Senedd Election, housing policy in Wales is at a crossroads.

The next Welsh Government will set the direction for the private rented sector for years to come – and we are offering you the chance to have your say.

We want to know what you believe should the new government’s priorities, as we develop our Senedd Election Manifesto to lobby candidates and parties ahead of the election. These could include:

• Building safety and fire regulations
• Energy efficiency and planning reform
• Increasing housing supply
• Tackling enforcement of rogue landlords, or
• Taxation and financial viability of letting

What will the NRLA be calling for?

Our priorities, when it comes to building the manifesto will be building safety and energy efficiency — both areas that we believe require urgent action.

Building Safety (Wales) Bill 

We fully support efforts to improve building safety. For landlords of houses in multiple occupation (HMOs), we have long advised carrying out regular fire risk assessments (FRAs) to ensure tenant safety.  

The spirit of the Building Safety Bill is therefore welcome. However, in our recent submission to the Local Government and Planning Committee, we have highlighted several concerns with regards to:

• Cost:  The Welsh Government estimates the average cost of an FRA at £62 per property. But our research shows this is a severe underestimate, as in reality a full FRA typically costs around £395. Where assessments identify issues, landlords may face additional upgrades of up to £15,000 per property in some cases. Ongoing annual reviews may cost £100–£120, further adding to landlords’ obligations. We believe that without realistic costing, there is a risk that parts of the HMO sector could become financially unviable, leading to landlords exiting the sector and reducing the supply of shared homes. 

• Tenant duties: Fire safety is not solely the responsibility of landlords, and members report challenges with tenants who obstruct escape routes or ignore fire safety rules. Currently, the Bill does not provide a straightforward way for landlords to enforce tenant responsibilities. We are therefore calling for fire safety duties to be included as a fundamental term of occupation contracts. This would allow landlords to take action if tenants repeatedly breach their responsibilities.

• Enforcement pressures: Local authorities and fire services are already under strain. Placing additional responsibilities on them, without funding, risks creating bottlenecks and slowing down enforcement against rogue operators. We are urging Welsh Government for proper enforcement funding.

• Shortage of assessors: A further concern is the potential for a shortage of qualified fire risk assessors and without clear guidance on who counts as a “competent person,” smaller landlords may find it impossible to access assessors in time. 

Shape the legislation 

We are set to give oral evidence on the Building Safety Bill to the Committee on 7th October. If you would like to provide feedback on how the Bill will affect you or act as a case study, please contact [email protected] by 30th September.  

Getting Wales ‘MEES ready’ 

Alongside building safety, improving the energy efficiency of Welsh homes is a pressing issue. With new minimum energy efficiency standards (MEES) expected to be confirmed by the UK Government next year, the Welsh Government has a vital role in preparing the sector, but time is running out. 

The Welsh Government recently consulted on changes to the Permitted Development Rights (PDR) regime to help with the installation of energy efficiency upgrades.  

PDRs streamline the planning process by allowing certain works to proceed without full planning permission.

In England, reforms have already removed restrictions, such as the “one-metre distance rule” for heat pumps, making it easier and faster to install green technologies. 

Wales, however, has the most restrictive PDR regime in the UK for installing low-carbon upgrades.

This is delaying investment and leaving the private rented sector unprepared for MEES, not least as more than 60% of private rented homes in Wales currently fall below EPC C.

Unless barriers are removed, landlords will face delays and added costs just to carry out the improvements required by law. 

We are urging the Welsh Government to: 

• Implement PDR reforms swiftly, removing unnecessary restrictions. 
• Ensure the planning system supports, not hinders, investment in energy efficiency upgrades. 
• Take a bolder approach by reviewing other barriers to energy efficiency improvements, such as heat pump size restrictions. 

How to get involved in setting the agenda?

To have your say on what you believe to be essential calls in our manifesto by emailing [email protected].  

Together, we can ensure the next Welsh Government’s agenda for the private rented sector is focused on the key issues that matter; proportionate regulation, a fair tax system, and the right support to ensure safe, good-quality, and energy efficient homes are available for all who need and want them.