Wales Model Written Statement: Periodic vs Fixed-Term Standard Contract

Two Models, One Framework

The Welsh Government prescribes two model written statements under the Renting Homes (Model Written Statements of Contract) (Wales) Regulations 2022. Both were updated on 29 May 2026 to incorporate the anti-discrimination terms under Sections 54A and 54B:

1. Model Written Statement of a Periodic Standard Occupation Contract — for rolling month-to-month or week-to-week lettings.
2. Model Written Statement of a Fixed-Term Standard Occupation Contract (Term Under 7 Years) — for lettings with a set duration.

Both are available in DOCX, PDF and DOC formats from the Welsh Government renting homes forms page.

Periodic Standard Contract

A periodic standard contract runs continuously from one rental period to the next — there is no pre-set end date. This is the statutory default for the private rented sector in Wales.

Key features:

• The contract-holder can end it by giving four weeks' notice.
• The landlord can end it by serving a Section 173 no-fault notice requiring a minimum of six months' notice (and not before six months from the occupation date).
• Rent can be varied once per 12-month period using Form RHW12, with at least two months' notice.

The periodic model incorporates the periodic fundamental terms from Part 2 of Schedule 1 to the Renting Homes (Wales) Act 2016.

Fixed-Term Standard Contract

A fixed-term standard contract runs for a specified period agreed by both parties — typically 6 or 12 months. A landlord cannot normally end it early: a landlord's break clause is permitted only for a fixed term of 2 years or more, cannot be exercised within the first 18 months, and requires at least 6 months' notice. Breach-based possession follows separate statutory grounds and procedures.

Key features:

• For a fixed term under 2 years, the landlord cannot include a break clause to regain possession. For a longer term, only a break clause meeting the statutory limits above can be used.
• If the contract-holder stays beyond the end date, a new periodic standard contract is created automatically on the day after the fixed term expires.
• The landlord must issue a new written statement for that periodic contract within 14 days of the transition.

The fixed-term model incorporates the fixed-term fundamental terms from Part 3 of Schedule 1.

Which One to Choose

The choice depends on the landlord's circumstances and plans for the property:

Choose periodic if:

• You want maximum flexibility to serve a Section 173 notice after the initial six-month restriction.
• You have no specific reason to lock in a fixed duration.
• You are already managing a property on an ongoing basis and want the simplest contract structure.

Choose fixed-term if:

• You want the certainty that the contract-holder will stay for the agreed duration (and you will not need the property back before it ends).
• The contract-holder prefers the security of a guaranteed term.
• You are letting temporarily while away and need the contract to align with your return date — though note that recovering possession still requires the full notice period even after the fixed term ends.

Remember that a fixed-term contract converts automatically to a periodic one when it expires. You cannot avoid this transition — if the contract-holder stays, the periodic contract exists by operation of law.

The 2026 Anti-Discrimination Update

Both model written statements now include Sections 54A and 54B as unalterable fundamental terms:

• Section 54A — contract-holders have an unqualified right to allow children under 18 to live in or visit the dwelling.
• Section 54B — landlords cannot exclude applicants or contract-holders solely because they receive benefits.

If you issued a written statement before 29 May 2026 using the older models, you were required to issue a variation notice or an updated written statement reflecting these provisions by 14 June 2026.

Get the Decision Map and Full Templates

The Occupation Contracts in Wales guide includes a contract type decision map that matches your letting scenario to the correct model, along with the full compliance sequence for completing and delivering either written statement.

See more Wales guides →