Who needs an agent licence in Wales?
Rent Smart Wales says an agent needs a licence if they act for a landlord and either collect rent or carry out more than one listed activity. The letting activities are advertising, putting landlords and tenants in contact, doing viewings, preparing the tenancy agreement and preparing the inventory. The management activities include being the tenant's main contact, arranging repairs, arranging access, checking a property's condition and serving notice. If all you do is repairs, you do not need a licence.
The law treats anyone who does this work for a landlord as an agent. That includes a commercial firm, a sole trader, or a landlord's spouse, relative or friend. A landlord who does not issue contracts or manage the property personally does not need a licence, but must appoint a licensed agent. Inside a firm, the business holds the licence. Every person on the payroll who does letting or management work has to complete approved training before the application goes in.
Training, the fit and proper test and business safeguards
Training comes first. The applicant and every connected staff member must finish an approved course before applying, and for a first licence the course must fall within the year before the application date. The Rent Smart Wales agent course takes about 7.5 hours and costs £60 online or £140 in a classroom. Authorised outside providers also run approved courses, and their prices vary.
Rent Smart Wales must also be satisfied that you are fit and proper. Under Welsh Government guidance, it looks at offences involving fraud, dishonesty, violence, firearms, drugs or listed sexual offences. It also looks at unlawful discrimination under the Equality Act 2010 and breaches of housing or landlord and tenant law. Giving false information about unspent convictions is an offence. Agents usually also have licence conditions requiring professional indemnity insurance, client money protection and membership of a redress scheme. Every licence requires compliance with the Code of Practice.
What does an agent licence cost?
The Rent Smart Wales Fee Policy that took effect on 1 April 2025 prices agent licences by the number of properties managed. Applying online costs less. For 0 to 4 properties the fee is £299 online or £368 on the standard route. For 5 to 10 it is £368 or £471, and for 11 to 20 it is £471 or £540. Let-only agents with 20 or fewer lets pay the same as the 0 to 4 band.
For 21 to 50 properties the fee rises to £2,730 online, or £2,457 if you belong to ARLA, NAEA, RICS, safeagent or UKALA. The top band, 1,001 or more properties, costs £7,050 online without membership. Firms managing 21 to 100 properties can pay by instalments, and paying in two parts adds a £48 charge. Rent Smart Wales has up to 8 weeks to decide an application, but it says most take 2 to 4 weeks.
How the Renting Homes (Wales) Act 2016 shapes the job
The licensing scheme and Welsh tenancy law are linked. Rent Smart Wales defines a domestic tenancy as an occupation contract under the Renting Homes (Wales) Act 2016, or a regulated tenancy. Under the 2016 Act, most people who rent their home make an occupation contract with their landlord and are called contract-holders. Agents in Wales use this language every day, and it differs from the terms used in England.
The Welsh Government says landlords or their agents must give every contract-holder a written statement of the occupation contract. For new contracts from 1 December 2022, a landlord's no-fault notice can only be served after the first six months. That gives a contract-holder who keeps to the contract at least a year in the home. Renting Homes Act training is one of the CPD topics Rent Smart Wales lists for renewal.
Pay
GBP a year, before tax. Ranges are for lettings work (ONS SOC 3555), based on the Office for National Statistics Annual Survey of Hours and Earnings, April 2026 (provisional), brought up to the current year with a wage index. Regional figures are modelled. Commission, branch size and whether you manage properties move the figure. Refer to the Lettings salary guide for figures from live adverts.
What you need
- Approved agent trainingFor a first licence, you must complete a Rent Smart Wales or authorised course within the year before you apply. The Rent Smart Wales agent course takes about 7.5 hours.
- Training for connected staffEvery payroll employee who does letting or management work must also finish approved training before the firm applies.
- Fit and proper testRent Smart Wales checks for relevant offences, unlawful discrimination and breaches of housing or landlord and tenant law.
- Business safeguardsAgents usually need professional indemnity insurance, client money protection and membership of a redress scheme as licence conditions.
- Application detailsYou need a personal identifier, a list of employees with dates of birth, a list of managed properties and evidence of your safeguards.
- Code of PracticeFollowing the Rent Smart Wales Code of Practice is a condition of every licence. Breaching the conditions can lead to revocation.
- Renewal every five yearsYou can renew up to 84 days before expiry. Agents can use a licensing course, a re-licensing course, or at least 80 CPD points built up over five years.
How to get there
- Before applyingComplete approved agent trainingTake the Rent Smart Wales agent course or an approved course from an authorised provider. For a first licence, it must fall within the year before the application.
- Start of careerJoin a licensed agency or apply yourselfAn employee works under the firm's licence as a trained connected person. A sole trader or new firm applies for its own agent licence, with safeguards in place.
- Up to 8 weeksPass the fit and proper assessmentRent Smart Wales reviews any declared convictions, equality findings and housing law breaches before it grants a licence.
- Years 1-5Work to the licence conditionsFollow the Code of Practice and keep your insurance, client money protection and redress membership current for the whole five years.
- Year 5Build CPD and renewCollect at least 80 CPD points, or take a re-licensing course, and apply within 84 days of expiry so you can keep working while the decision is pending.
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Questions people ask
Do I need my own licence if I work for a letting agency in Wales?
Usually you do not. The agency holds the licence. If you are on the payroll and do letting or management work, you must complete approved Rent Smart Wales training before the firm applies, because you count as a connected person.
Who runs Rent Smart Wales?
Cardiff Council is the single licensing authority for Wales under Part 1 of the Housing (Wales) Act 2014. It runs registration, licensing and training under the name Rent Smart Wales.
How long does a Rent Smart Wales agent licence last?
A licence lasts five years from the date it is issued. You can apply to renew up to 84 days before it expires. If you apply in time, you can keep working legally while Rent Smart Wales decides.
Is there a discount for professional body members?
Yes, for agents managing or letting 21 or more properties. The 2025 Fee Policy names ARLA, NAEA, RICS, safeagent and UKALA. With membership, the 21 to 50 property band costs £2,457 online instead of £2,730.
What CPD do agents need to renew?
Agents who renew through CPD need at least 80 points from approved courses over the five years before applying. Landlords need 60. You can also renew by taking a licensing or re-licensing course within the year before you apply.
Does the Renting Homes (Wales) Act 2016 replace tenancies?
Most people who rent their homes in Wales now hold occupation contracts and are called contract-holders. Landlords or their agents must give each contract-holder a written statement of the contract.
Sources
- Rent Smart Wales: Landlord and Agent Licensing
- Rent Smart Wales: Fee Policy April 2025
- Rent Smart Wales: Licensing Training Requirements 2025
- Rent Smart Wales: Renewing your landlord or agent licence
- Rent Smart Wales: FAQs
- Welsh Government: Guidance on the fit and proper person test
- Welsh Government: Renting homes FAQs for landlords
- legislation.gov.uk: Renting Homes (Wales) Act 2016
