The Renting Homes (Rent Determination) (Converted Contracts) (Wales) Regulations 2022

Gwnaed: 15 Gorffennaf 2022

Gosodwyd gerbron Senedd Cymru: 18 Gorffennaf 2022

Yn dod i rym yn unol â rheoliad 1

Mae Gweinidogion Cymru yn gwneud y Rheoliadau a ganlyn drwy arfer y pwerau a roddir gan adrannau 236(3) a 256(1) a (2)[^f00001] o Ddeddf Rhentu Cartrefi (Cymru) 2016[^f00002] a pharagraff 15(2) o Atodlen 12 iddi.

Title and commencement

1

The title of these Regulations is the Renting Homes (Rent Determination) (Converted Contracts) (Wales) Regulations 2022 and they come into force on 1 December 2022 (the day on which section 239 of the Act comes into force) [^f00003].

Interpretation

2

In these Regulations—

• “the Act” (“y Ddeddf”) means the Renting Homes (Wales) Act 2016;

• “appointed day” (“y diwrnod penodedig”) has the meaning given by the Act (see section 242);

• “assured agricultural occupancy” (“meddiannaeth amaethyddol sicr”) has the meaning given by the Act (see paragraph 1 of Schedule 12 to the Act);

• “assured tenancy” (“tenantiaeth sicr”) has the meaning given by the Act (see section 242);

• “billing authority” (“awdurdod bilio”) has the meaning given by section 1(2) of the Local Government Finance Act 1992;

• “category of dwellings” (“categori o anheddau”) has the meaning given by section 30(1) and (2) of the Local Government Finance Act 1992;

• “dwelling” (“annedd”) has the meaning given by the Act (see section 246);

• “hereditament” (“hereditament”) has the meaning given by section 3 of the Local Government Finance Act 1992;

• “landlord” (“landlord”) has the meaning given by the Act (see section 244(2));

• “relevant contract-holder” (“deiliad contract perthnasol”) means a contract-holder (which has the meaning given by the Act (see section 7(5)) under a relevant converted contract;

• “relevant converted contract” (“contract wedi ei drosi perthnasol”) has the meaning given by the Act (see paragraph 15(3) of Schedule 12 to the Act);

• “relevant improvement” (“gwelliant perthnasol”) means an improvement—carried out during the relevant converted contract to which the notice under section 104 or 123 of the Act applies, orwhich satisfies the following conditions—the improvement was carried out not more than twenty-one years before the date of service of the notice under section 104 or 123 of the Act,at all times during the period beginning when the improvement was carried out and ending on the date of service of the notice under section 104 or 123 of the Act, the dwelling has been let under a relevant converted contract, an assured tenancy or an assured agricultural occupancy, andon the coming to an end of an assured tenancy or an assured agricultural occupancy, at any time during that period, the tenant or licensee (or, in case of joint tenants or licensees, at least one of them) did not quit;

• “rent” (“rhent”) does not include—any service charge within the meaning of section 18 of the Landlord and Tenant Act 1985, orany payments prohibited under section 4 of the Renting Homes (Fees etc.) (Wales) Act 2019,but, subject to that, includes any sums payable by the relevant contract-holder to the landlord on account of the use of furniture, in respect of council tax or for any of the matters referred to in section 18(1)(a) of the Landlord and Tenant Act 1985, whether or not those sums are separate from the sums payable for the occupation of the dwelling concerned or are payable under separate agreements;

• “rent assessment committee” (“pwyllgor asesu rhenti”) means a rent assessment committee constituted in accordance with Schedule 10 to the Rent Act 1977.

Application to a rent assessment committee

3

• (1) Ar ôl cael hysbysiad o dan adran 104 neu 123 o’r Ddeddf, caiff deiliad contract perthnasol wneud cais i bwyllgor asesu rhenti bennu’r rhent ar gyfer yr annedd.

• (2) Rhaid i’r cais i bwyllgor asesu rhenti gael ei wneud—

• (a) ar y ffurf ragnodedig, a

• (b) o fewn 2 fis ar ôl cael yr hysbysiad o dan adran 104 neu 123 o’r Ddeddf.

• (3) Mae’r ffurf ragnodedig fel y’i nodir yn yr Atodlen.

• (4) Mae cais sydd ar ffurf sydd ag effaith sylweddol debyg i’r ffurf ragnodedig yn ddilys.

Determination of rent by a rent assessment committee

4

Rhaid i bwyllgor asesu rhenti benderfynu ar bob cais a wneir o dan reoliad 3 yn unol â’r rhagdybiaethau a nodir yn rheoliad 6.

Variation of rent upon a determination by a rent assessment committee

5

Rhent a bennir gan bwyllgor asesu rhenti, yn unol â’r rhagdybiaethau a nodir yn rheoliad 6, fydd y rhent ar gyfer yr annedd o dan y contract wedi ei drosi perthnasol gydag effaith o’r dyddiad a bennir yn yr hysbysiad o dan adran 104 neu 123 o’r Ddeddf, oni bai bod y landlord a’r deiliad contract perthnasol yn cytuno fel arall.

Assumptions in accordance with which a rent assessment committee must determine rent

6

When making a determination of rent for a dwelling under these Regulations, a rent assessment committee must determine the rent at which it considers the dwelling concerned might reasonably be expected to be let in the open market by a willing landlord under an occupation contract of the same type as the relevant converted contract to which the notice under section 104 or 123 of the Act relates, assuming that—

• (a) the occupation contract begins on the date specified in the notice under section 104 or 123 of the Act,

• (b) the granting of a contract to a sitting contract-holder has no effect on the rent,

• (c) any increase in the value of the dwelling attributable to a relevant improvement carried out by a person who at the time it was carried out was the tenant, licensee or relevant contract-holder has no effect on the rent, if the improvement was carried out—

• (i) otherwise than in pursuance of an obligation to the immediate landlord, or

• (ii) pursuant to an obligation to the immediate landlord being an obligation which did not relate to the specific improvement concerned but arose by reference to consent given to the carrying out of that improvement,

• (d) any reduction in the value of the dwelling attributable to a failure by the ... relevant contract-holder to comply with any terms of the ... relevant converted contract or the tenancy or licence which existed immediately before the appointed day has no effect on the rent,

• (e) where the landlord or a superior landlord is liable to pay council tax in respect of a hereditament of which the dwelling forms part, under Part 1 of the Local Government Finance Act 1992, the amount of council tax which, as at the date on which the notice under section 104 or 123 was served, was set by the billing authority—

• (i) for the financial year in which the notice was served, and

• (ii) for the category of dwellings within which the relevant hereditament fell on that date,

has an effect on the rent, but any discount or other reduction affecting the amount of council tax payable has no effect on the rent, and

• (f) neither the landlord nor a superior landlord is paying rates in respect of the dwelling.

Landlord and relevant contract-holder notice to a rent assessment committee

7

Nid oes dim yn y Rheoliadau hyn yn ei gwneud yn ofynnol i’r pwyllgor asesu rhenti barhau i bennu rhent ar gyfer annedd o dan y contract wedi ei drosi perthnasol os yw’r landlord a’r deiliad contract perthnasol yn rhoi hysbysiad ysgrifenedig nad oes angen penderfyniad o’r fath arnynt mwyach neu os yw’r contract wedi ei drosi perthnasol wedi dod i ben.

Consequential amendments to the Rent Assessment Committees (England and Wales) Regulations 1971

8

• (1) The Rent Assessment Committees (England and Wales) Regulations 1971[^f00012] are amended as follows.

• (2) In regulation 2 (interpretation)[^f00013]—

• (a) in the definition of “reference”, after “Local Government and Housing Act 1989”, replace the full stop with “, or which is made under regulation 3 of the Renting Homes (Rent Determination) (Converted Contracts) (Wales) Regulations 2022[^f00014].”;

• (b) at the appropriate places, insert the following definitions—

• “dwelling” has the meaning given by section 246 of the Renting Homes (Wales) Act 2016[^f00015];

• “relevant contract-holder” means a contract-holder (which has the meaning given by section 7(5) of the Renting Homes (Wales) Act 2016) under a relevant converted contract;

• “relevant converted contract” has the meaning given by paragraph 15(3)[^f00016] of Schedule 12 to the Renting Homes (Wales) Act 2016;

• ...

• ...

• (3) In regulation 2A (1988 and 1989 Act references)[^f00017]—

• (a) for the heading, substitute “References”;

• (b) in paragraph (1), after “Housing Act 1988;”, omit “or”;

• (c) in paragraph (1), after “Local Government and Housing Act 1989”, in the second place it occurs, replace the full stop with—

; or - regulation 3 of the Renting Homes (Rent Determination) (Converted Contracts) (Wales) Regulations 2022[^f00018].

• (4) In regulation 3(3)(c)[^f00019], after “tenant”, insert “... or relevant contract-holder”.

• (5) In regulation 5(1)(b)[^f00020]—

• (a) for “assured tenancies or assured agricultural occupancies”, substitute “assured tenancies, assured agricultural occupancies or relevant converted contracts”,

• (b) after “dwelling-houses”, in both places it occurs, insert “or dwellings”.

• (6) In regulation 7—

• (a) in the heading, after “dwelling-house”, insert “or dwelling”, and

• (b) in paragraph (1), after “dwelling-house”, insert “or dwelling”.

YR ATODLEN

Signed

Julie James — Y Gweinidog Newid Hinsawdd, un o Weinidogion Cymru — 15 Gorffennaf 2022

Explanatory note

(Nid yw’r nodyn hwn yn rhan o’r Rheoliadau)

NODYN ESBONIADOL

Mae adrannau 104 a 123 o Ddeddf Rhentu Cartrefi (Cymru) 2016 (dccc 1) (“y Ddeddf”) yn caniatáu i’r landlord o dan gontract diogel a chontract safonol cyfnodol, yn y drefn honno, amrywio’r rhent sy’n daladwy o dan y contract drwy roi hysbysiad i ddeiliad y contract yn nodi rhent newydd sydd i gael effaith ar y dyddiad a bennir yn yr hysbysiad.

Mae’r Rheoliadau hyn yn gwneud darpariaeth, fel sy’n ofynnol gan baragraff 15(2) o Atodlen 12 i’r Ddeddf, i alluogi deiliad contract o dan gontract wedi ei drosi perthnasol (fel y’i diffinnir gan baragraff 15(3) o Atodlen 12 i’r Ddeddf) i wneud cais i berson rhagnodedig bennu’r rhent ar gyfer yr annedd pan fo wedi cael hysbysiad o dan adran 104 neu 123 o’r Ddeddf ac i’r rhent a bennir fod y rhent o dan y contract.

Mae rheoliad 3 yn darparu i ddeiliad contract o dan gontract wedi ei drosi perthnasol, sydd wedi cael hysbysiad o dan naill ai adran 104 neu 123 o’r Ddeddf, wneud cais i bwyllgor asesu rhenti, a gyfansoddwyd yn unol ag Atodlen 10 i Ddeddf Rhenti 1977, bennu’r rhent ar gyfer yr annedd. Mae rheoliad 3 hefyd yn rhagnodi ffurf y cais i’r pwyllgor asesu rhenti, a nodir yn yr Atodlen i’r Rheoliadau hyn. Mae cais sydd ar ffurf sydd ag effaith sylweddol debyg yn ddilys.

Mae rheoliad 4 yn darparu bod rhaid i bwyllgor asesu rhenti benderfynu ar bob cais o’r fath yn unol â’r rhagdybiaethau a nodir yn rheoliad 6.

Mae rheoliad 5 yn darparu mai’r rhent a bennir gan bwyllgor asesu rhenti fydd y rhent ar gyfer yr annedd oni bai bod y landlord a deiliad y contract yn cytuno fel arall.

Mae rheoliad 6 yn nodi’r rhagdybiaethau y mae rhaid i’r pwyllgor asesu rhenti eu cymhwyso wrth bennu’r rhent ar gyfer yr annedd.

Mae rheoliad 7 yn caniatáu ar gyfer dod ag ymwneud pwyllgor asesu rhenti â chais i ben yn dilyn hysbysiad ysgrifenedig gan y landlord a deiliad y contract fel ei gilydd yn cadarnhau nad oes angen penderfyniad arnynt mwyach.

Mae rheoliad 8 yn gwneud diwygiadau canlyniadol i Reoliadau Pwyllgorau Asesu Rhenti (Cymru a Lloegr) 1971 (O.S. 1971/1065), sy’n pennu’r weithdrefn i’w dilyn gan bwyllgor asesu rhenti wrth ystyried cais a wneir iddo o dan y Rheoliadau hyn.

Ystyriwyd Cod Ymarfer Gweinidogion Cymru ar gynnal Asesiadau Effaith Rheoleiddiol mewn perthynas â’r Rheoliadau hyn. O ganlyniad, lluniwyd asesiad effaith rheoleiddiol o’r costau a’r manteision sy’n debygol o ddeillio o gydymffurfio â’r Rheoliadau hyn. Gellir cael copi oddi wrth: Yr Adran Dai, Llywodraeth Cymru, Parc Busnes Rhyd-y-car, Merthyr Tudful, CF48 1UZ.

Footnotes

[^f00001]: Section 256(2) was amended by section 18 of and paragraphs 1 and 21(a) of Schedule 6 to the Renting Homes (Amendment) (Wales) Act 2021 (asc 3)

[^f00002]: 2016 anaw 1. Schedule 12 is introduced by section 240.

[^f00003]: Section 239 of the Renting Homes (Wales) Act 2016 comes into force on a day appointed by the Welsh Ministers in an order made by statutory instrument.

[^f00012]: S.I. 1971/1065.

[^f00013]: Regulation 2 was amended by regulation 2 of the Rent Assessment Committees (England and Wales) (Amendment) Regulations 1998 (S.I. 1988/2200), regulation 2(a) of the Rent Assessment Committees (England and Wales) (Amendment) Regulations 1993 (S.I. 1993/653), regulation 9 of the Rent Assessment Committees (England and Wales) (Leasehold Valuation Tribunal) (Amendment) Regulations 1997 (S.I. 1997/1854) and regulation 2(1) of the Rent Assessment Committees (England and Wales) (Amendment) Regulations 1990 (S.I. 1990/427).

[^f00014]: S.I. 2022/781 (W. 170).

[^f00015]: 2016 anaw 1. Section 246(1) was amended by section 14 of and paragraphs 1 and 7 of Schedule 5 to the Renting Homes (Amendment) (Wales) Act 2021 (asc 3).

[^f00016]: Paragraph 15(3) of Schedule 12 to the Act was amended by regulation 12(b) of the Renting Homes (Wales) Act 2016 (Amendment of Schedule 12) Regulations 2022 (S.I. 2022/795 (W. 173)).

[^f00017]: Regulation 2A was inserted by regulation 2(3) of the Rent Assessment Committees (England and Wales) (Amendment) Regulations 1988 (S.I. 1988/2200) and amended by regulation 2 of the Rent Assessment Committees (England and Wales) (Amendment) Regulations 1997 (S.I. 1997/3007).

[^f00018]: S.I. 2022/781 (W. 170).

[^f00019]: Regulation 3(3) was substituted by regulation 3 of the Rent Assessment Committees (England and Wales) (Amendment) Regulations 1980 (S.I. 1980/1699) and amended by regulation 4 of the Rent Assessment Committees (England and Wales) (Amendment) Regulations 1981 (S.I. 1981/1783).

[^f00020]: Regulation 5(1)(b) was amended by regulation 2(5) of the Rent Assessment Committees (England and Wales) (Amendment) Regulations 1988 (S.I. 1988/2200).

Editorial notes

[^key-0810ca0ea16939bf0f67ca279171e104]: Reg. 6 in force at 1.12.2022 , see reg. 1 (as amended by The Renting Homes (Wales) Act 2016 (Commencement No. 2 and Consequential Amendments) Order 2022 (S.I. 2022/906), art. 13)

[^key-1cf89b597c158f10a867a0e2b81b941b]: Reg. 1 in force at 1.12.2022 , see reg. 1 (as amended by The Renting Homes (Wales) Act 2016 (Commencement No. 2 and Consequential Amendments) Order 2022 (S.I. 2022/906), art. 13)

[^key-4580a1b36ef8111c1cc4c5e0e4def6a7]: Reg. 4 in force at 1.12.2022 , see reg. 1 (as amended by The Renting Homes (Wales) Act 2016 (Commencement No. 2 and Consequential Amendments) Order 2022 (S.I. 2022/906), art. 13)

[^key-5e4abbf5bce99fb100293fbd55d81426]: Reg. 2 in force at 1.12.2022 , see reg. 1 (as amended by The Renting Homes (Wales) Act 2016 (Commencement No. 2 and Consequential Amendments) Order 2022 (S.I. 2022/906), art. 13)