Landlord Solicitors

Tenant Eviction Solicitor in Pontypool

Fixed fee possession advice for landlords across Pontypool and the wider Torfaen area, from a team based just down the road in Cwmbran.

Get free advice

We cannot provide legal advice during this initial call, but it will give us a chance to get to know you and confirm whether we can help you.

What can we help you with?

If you’re a landlord and one of your tenants has brought a housing disrepair claim against you, the specialist housing disrepair lawyers here at NewBold can help you to navigate the complexities of disrepair claims and vigorously defend your case.

Claims Against Letting Agents

If you are looking to sell a property, we offer a fixed fee quote and aim make the process as simple as possible. Selling a property is already stressful especially if you are purchasing at the same time.

Evictions & Serving Notice

Experts in tenant evictions acting for landlords offering a low cost but excellent service to allow landlords to reclaim their properties as quickly as possible, we can serve fast and effective notices on your tenant.

Bond & Deposit Issues

Failing to register a tenant’s deposit can result in a landlord having to pay their tenant up to three times the value of the deposit and can also make it far more costly and time-consuming for a landlord to regain possession of a rental property.

Tenancy Agreements

A tenancy agreement is a legally binding document between the landlord and the tenant. When the law changes, as it often does, tenancy contracts should be updated to account for these changes.

Guarantor Agreements

Landlords often ask tenants to provide a guarantor. However, guarantor agreements are a legal minefield and can be ineffective without the right terms and advice.

Rent Repayment Orders

Been issued with a Rent Repayment Order by your Local Authority? Rent Repayment Orders can amount to up to 12 months rent. At NewBold Solicitors, our experienced team can help you defend against Rent Repayment Orders.

Squatters & Trespassers

The law surrounding trespass is complex. It is not always easy to confirm whether the occupier is a squatter or a tenant. We can advise on the best procedure and take the relevant action.

Rent Smart Wales Landlords

Rent Smart Wales was introduced on 23 November 2016. If you are a Landlord you must register yourself with the scheme and have a license to rent out your property.

Local Solicitors Who Know Welsh Housing Law

Our Cwmbran office sits a short drive from Pontypool town centre, so we act for landlords across Griffithstown, Sebastopol, New Inn, Pontnewynydd and the surrounding villages. Where your property is situated determines the Court that has the jurisdiction to deal with any issues; we can cover all the courts that handle your particular tenant related issues.

Your property in Pontypool is covered by the Renting Homes (Wales) Act 2016, which is very different from the rules in England, and a notice drafted on an English template will usually fail.

We handle possession work every day. If you need your property back, we will tell you honestly what is achievable, how long it is likely to take and what it will cost before you commit to anything.

SERVING NOTICES

OUR FEES

Common Notices

Compliance check

from £185 + VAT

Serving notice

£100 + VAT per occupier

Drafting Complex Notices

Serving notice

Hourly rate £142 - £200 + VAT

Certificate of Service

If this firm does not apply to court for an application

£50 + VAT per occupier

APPLICATION FOR AN ORDER

OUR FEES

Applying to Court

Relying on:
S173 in Wales
S21 in England
Grounds 1-8 of S8 in England

£695 + VAT
Any subsequent hearings charged at our hourly rate
of £142 - £200 per hour*

Complex Applications

Relying on other grounds

Hearings will be charged at the hourly rate of £142 - £200 plus VAT

*If we have not served the notice, we charge £185-£250 one off fee for a compliance check

APPLICATION FOR A WARRANT

OUR FEES

County Court Bailiff

Applying to Court and engaging with Bailiff

£250 + VAT
VAT (does not include defending any application to suspend a warrant). Excludes court fee.

High Court Sheriff

Completing documentation

£420 + VAT
Excludes court fee.

An identification fee of £12.50 + VAT and a Land Registry search at £7.00 apply to all new instructions. Complex applications and any subsequent hearings are charged at £142 to £200 + VAT per hour.

If the case is defended and we have to reply to the defence (apart from making representations for you on the day), we will charge an hourly rate. This is rare though, nearly every case is argued on the day in court, to prevent any delays for you. If we do have to draft a defence, the contract holder will be asked to pay those costs.

Serving the Right Notice in Wales

Since December 2022, tenants in Wales are contract-holders and the old assured shorthold tenancy has gone. The notice you serve depends on what has happened and what you want to achieve:

RHW20 for serious rent arrears

RHW23 for other breaches of the occupation contract

RHW16 for no-fault possession, which requires six months' notice

Before any of these can succeed, your paperwork must be in order. That means you must have certain documents available before you can proceed, such as a valid written statement of the occupation contract, a current electrical installation condition report, a gas safety certificate, an EPC and a Rent Smart Wales licence. Deposits must have been protected on time with the prescribed information served. Miss one of these and your claim can be struck out, leaving you to start again months later.

In your particular Court, contract holders are referred to pro-bono (free) lawyer advice from the duty solicitor on the day of the hearing; you may believe that your application is fine, because you have not heard from your tenant/contract holder, but the Court allows contract holders to simply turn up on the day and file their defence.

Possession Notices – Section RHW16 and Section 8

Whatever your reason for needing to regain possession of your property you may need to serve notice to your tenant either with a Section RHW16 Notice or a Section 8 Notice. We can help you every step of the way and advise you on the best course of action in your individual circumstances. Sometimes a pre-action letter to a tenant is enough and there is no need to proceed further.

Evicting a tenant in England

The Renters Rights Act 2025 is a complex and new piece of legislation. There are important deadlines to comply with and severe penalties if you fail to do so, we are here to assist our clients with these deadlines and can offer guidance if required.

In England you can only evict a tenant using a Section 8 Notice. There are several different grounds that you can rely upon to recover possession of your property, for example:

Rent arrears
Damage to the property
Failing to maintain the property according to the contract
Landlord or the landlords family member plan to move into the Property
Sale of the Property

You are able to give 4 weeks to 4 months’ notice depending on which terms of the agreement they have broken.

SHOULD YOU HAVE ANY QUERIES, PLEASE CONTACT OUR TEAM TODAY

Evicting a tenant in Wales

The Renting Homes (Wales) Act 2016 is a complex and ever changing piece of legislation. There are important deadlines to comply with and severe penalties if you fail to do so, we are here to assist our clients with these deadlines and can offer guidance if required.

Whatever your reason for needing to regain possession of your property you may need to serve a notice to your tenant, we can assist you.

There are several different grounds that you can rely upon to recover possession of your property, for example:

Rent arrears
Damage to the property
Failing to maintain the property according to the contract

You are able to give 4 weeks to 4 months’ notice depending on which terms of the agreement they have broken.

SHOULD YOU HAVE ANY QUERIES, PLEASE CONTACT OUR TEAM TODAY

Evicting a contract holder in Wales

The Renting Homes (Wales) Act 2016 is a complex and ever changing piece of legislation. There are important deadlines to comply with and severe penalties if you fail to do.

Some of the key requirements include:

Landlords were required to provide existing contract holders with a written statement of their converted occupation contract by 31 May 2023.
For occupation contracts that began on or after 1 December 2022, landlords must provide the contract-holder with a valid Electrical Installation Condition Report (EICR) within 14 days of the occupation date.
For existing occupation contracts, landlords were required to provide the contract-holder with a valid EICR by 30 November 2023.
From 1 June 2026, landlords must provide contract-holders with a written notice of any updated terms within 14 days of the change taking effect, following amendments to the Renting Homes (Wales) Act 2016.

Before seeking possession of a property, landlords should ensure they have complied with all relevant legal obligations, as failures relating to the written statement, licensing, property condition, or other statutory requirements may prevent a possession claim from succeeding.

Our experienced team can provide practical advice and guide you through the possession process, helping to ensure you meet your legal obligations every step of the way.

Whatever your reason for regaining possession of your property, you may need to serve the appropriate notice on your contract-holder. We can advise you on the correct procedure and assist you throughout the process.

There are several different grounds that you can rely upon to recover possession of your property, for example:

Rent Arrears
Damage to the property
Failing to maintain the property according to the contract.

In Wales, landlords may also be able to recover possession using the no-fault procedure, which generally requires giving the contract-holder at least six months’ notice, provided all statutory requirements have been met.

SHOULD YOU HAVE ANY QUERIES, PLEASE CONTACT OUR TEAM TODAY

The Renting Homes (Wales) Act 2016

This is a complex and ever changing piece of legislation. There are important deadlines to comply with and severe penalties if you fail to do so.

We can guide you through the legislation and make the process less daunting for you. We know that rental can be stressful (especially with the constant changes) and it is our aim to take any stress from you.

SHOULD YOU HAVE ANY QUERIES, PLEASE CALL OUR TEAM ON 0330 123 1131 OR COMPLETE OUR CONTACT US FORM HERE.

Whatever your reason for needing to regain possession of your property you may need to serve a notice to your tenant. The Renting Home (Wales) Act 2016 has changed the process of evicting tenants in Wales. It has replaced the Section 8 notices with various different notice types, the most common being Section 159, 161, 171, 173, 186, 192 and 194 notices.

Disclaimer*

Please read the following very carefully, if you download any free documents OR, you are given free legal advice:

Whilst we make every effort to provide the very best advice to all clients, we do need documents, pleadings and correspondence, in order to provide specific advice to help our individual clients. When we provide our telephone free advice, we often do not have the opportunity of reviewing any documents/correspondence before giving that advice. For that reason, the advice we provide free over the telephone, or through the advice line, can only be generic and not specific to your individual issues. You should obtain specific advice (for individual issues) before you rely on the advice provided.

With regards any free download documents that we may make available to clients via our website or via email, they will require technical knowledge to complete them correctly. As you have possibly not instructed this firm formally, you are not considered a ‘client’ of this firm. We therefore cannot be held responsible for any incomplete, or incorrect documents served without this firm completing them on the Clients behalf. Some documents change frequently, we may not have changed the documents before you have downloaded them. Therefore, we cannot be held liable for any old documents that are served incorrectly, unless this firm has been formally instructed and this firm has completed them.

Why You Can Trust Us

Landlords FAQ

What notice should I serve?

The notice will depend on the location of the property and the result you are trying to achieve.

In England, the only notice available is a Section 8 Notice. The notice period ranges from 2 weeks to 4 months. There are several grounds that will cover any breach of tenancy caused by the tenants actions and also, a route for if you wish to move into the property or sell your property. The Renters Rights Act 2025 has abolished the Section 21 Notice for non-fault evictions.

In Wales the notice most commonly used is the RHW20 which deals with breaches of the notice and the other notice is RHW16 which replaces the former S21. However, the RHW16 is for 6 months’ notice and not 2 months.

Please note, whatever ground you decide to seek possession under, there are very strict regulatory hurdles you first have to go through to ensure that the notice is valid.

How do I serve a notice?

This is dependent on where in the UK the property is based.

If the property is based in Wales, then you must either serve a RHW20 (breach of contract serious rent arrears), or a RHW16 notice. Other breaches you need to use the RHW23 notice.

The notices in Wales will rely upon the contract between you and the contract holder and whether you have all the necessary documentation you need in place to serve that notice.

Preparation helps reduce the likelihood of successful challenges from tenants and helps to streamline the process of repossession.

It is also dependent upon whether you have a potential counterclaim (set off) against you for failing to comply with any of the legislative documents.

It is also dependent on your specific requirements (e.g. Do you want to return to live in the property? Do you want to sell the property?). Your requirements will be specific to your own needs.

If the contract holder is more than 2 months in arrears in Wales, you should serve a RHW20, but be careful of setoffs against you, as many contract holders raise last minute claims (e.g. disrepair or failing to register a deposit).

The following are just some of the documents you will need to have in place:

A gas safety certificate that must be in place for the duration of the occupancy
A valid Energy Performance Certificate (EPC)
An electrical safety report
You must be registered and hold a licence with Rent Smart Wales.

In addition to this, you must ensure that your property is fit for habitation (outlined in the Renting Homes (Wales) Act) and that any bond has been registered in time and the prescribed information has been served.

Apart from the RHW20, you cannot serve a notice in the fixed term.

In England:

Please note the new Renters Rights Bill will possibly change the following advice:

You can serve a S8 for a breach of the tenancy. The S21 notice will not be available to Landlords once the new act comes into force. Instead, there will be more grounds for a Landlord to rely upon in the new S8 notice.

It will make it a lot harder for Landlord to gain possession of properties in England, so if you need to obtain a possession order, it should be dealt with before the new act comes into force.

The notice period of a Section 8 notice will increase; you will not be able to obtain possession within the first 12 months, without specific grounds (e.g. serious rent arrears, which will increase from 2 months to 3 months’ rent arrears, and if there is repossession).

Again, as per Wales, it is important that all the regulatory matters are attended to before the notice is served. Such regulatory matters include (but are not limited to):

Serving a how to rent guide
Making sure the gas certificates are updated every year
That no improvement notice is outstanding
That the deposit has been registered and the prescribed information has been served.
There is an EPC and an electrical report available that is in date.

Obtaining possession in England and Wales is very challenging and there are many pitfalls along the way. If you are looking to recover possession in England or Wales, it is important that you seek expert advice. We strongly advise you not to rely on the information we have provided because of the speed of change in housing legislation and case law, and the fact that we cannot cover your circumstances (and each landlords circumstance will vary from another). We are happy to discuss how we can help you in our 10-minute free chat, or we can check your documents to ensure you will be compliant, and what is the most appropriate notice for you to serve, in our £150.00 checking service. If we have completed this, our notices will be served for only £50.00 plus vat per tenant.

My tenant has not paid rent – what are my options?

We understand how frustrating this situation can be and how it can impact your finances and, in some cases, your mental health. As landlords ourselves, we are dedicated to recovering rental income as quickly and effectively as possible.

We have an excellent track record in rent recovery and obtaining possession when a tenant (contract holder in Wales) fails to meet their rental obligations.

You can issue a notice for serious rent arrears (S8 in England, RHW20 in Wales). If you already have a judgment order, you can enforce that order against the tenant. Enforcement options include:

A third-party debt order to freeze a bank account
A bailiff or sheriff recovering goods equivalent to the debt
An attachment to the tenant’s earnings
Serving a statutory demand

However, it’s crucial to take a step back and consider whether the tenant has any potential claims they might use to offset the rent owed. Sometimes, exploring alternative options to regain possession may prove more beneficial than focusing solely on serious rent arrears.

Similarly, when considering enforcement options, it’s important to evaluate which approach is appropriate and whether it merits your investment to recover the debt. We adopt a practical and commercial approach, collaborating with you to make informed decisions. We do not proceed with a careless approach to the outcome, we always ensure that we do our very best to obtain the most effective outcome for you.

My tenant has breached our agreement – what can I do now?

Both tenants (contract holders in Wales) and landlords have obligations to uphold. Tenants are required to fulfil their obligations just as much as Landlords, and if they fail to do so, a landlord can serve a notice for possession on them.

This notice effectively grants the tenant a two-week period to rectify the breach. If they do not comply, the landlord may proceed with a possession application.

This application will lead to a court hearing. We can represent you at that hearing, or alternatively, arrange for a qualified professional (such as a barrister) to attend on your behalf.

We have strong connections with barristers’ clerks across England and Wales, enabling us to secure their services at low and cost-effective rates.

If your tenant is in breach of contract there are both discretionary and mandatory grounds for possession. As the name suggests, discretionary grounds allow a judge to decide whether to grant possession or issue a suspended possession order. In contrast, with mandatory grounds (for instance, serious rent arrears), if all other elements are proven, the judge is expected to grant possession.

It is crucial that your notice clearly outlines the issue before you apply to the court. We can assist you in preparing this notice and advise you on whether a notice for breach of contract is the most appropriate course of action.

What is an occupation contract?

Since 1 December 2022, the Renting Homes (Wales) Act 2016 has fundamentally changed how properties are rented in Wales. The previous Assured Shorthold Tenancy agreements have been replaced by occupation contracts (unless exemptions apply). Therefore, from 2022 onward, landlords are required to provide a written contract to all tenants.

The Welsh government has issued a model occupation contract, but landlords will often need to modify this model to suit their specific needs and those of the contract holder.

The contract includes provisions that cannot be altered, referred to as ‘Key matters’ — these include the names and addresses of the parties, the property address, and the rental amount. Additionally, there are ‘fundamental terms’ which govern the basic functioning of the contract (e.g. how the contract can be terminated).

Furthermore, there are clauses known as ‘supplemental terms’ that address day-to-day issues. These terms must be mutually agreed upon by you and the contract holder and may echo the provisions found in the original AST (Assured Shorthold Tenancy).

Lastly, there are ‘additional terms’ which comprise practical arrangements agreed upon between the landlord and the contract holder. These can be added as long as they do not contradict the fundamental or supplemental terms, and they must not include any unfair provisions.

If you find this information overwhelming, we can provide you with an occupation contract tailored to your specific needs, ensuring you don’t have to worry about differentiating between supplemental and additional terms to include in your contract.