Living in a property rented to multiple people can raise specific issues about safety, repairs and management. If you are a tenant in Wales in a house in multiple occupation, local councils can require additional HMO licensing to improve standards and protect residents. This article explains, in plain language, what additional licensing means for tenants, how to check whether your property is covered, which official forms you might use, and the practical steps to report problems or appeal a decision. The guidance uses clear examples so you can gather evidence, contact your council, and, where needed, take a case to the tribunal or other official routes.
What additional HMO licensing covers
Additional HMO licensing is a power local authorities use to require licences for properties that are not covered by mandatory HMO licensing but where problems with management or safety are common. The framework for HMO licensing sits alongside wider landlord and tenancy legislation and local authority designations under housing law[1]. Tenants should also be aware of longer-standing tenancy laws that apply to rent and possession matters across England and Wales[2][3].
Local schemes set conditions a landlord must meet on management, safety checks, waste disposal, reporting, and record-keeping. Councils publish how to apply for or check an HMO licence and what conditions a licence includes on official guidance pages; use those pages to verify licence numbers and expiry dates before raising concerns with your landlord or council[4].
Why councils use additional licensing
- Poor property management leading to health and safety risks.
- Frequent complaints about repairs or persistent disrepair in communal areas.
- High levels of anti-social behaviour or overcrowding affecting neighbours and tenants.
- Failure to provide required documentation, checks or tenancy records on request.
How to check a licence and report problems
First check with your local council whether the property has an HMO licence and view the licence conditions; many councils list licensed properties or accept licence enquiries via an online form. If the licence is missing, expired or the landlord is not complying with conditions, report concerns to the council’s housing or environmental health team. If you need to appeal a council decision or challenge an enforcement notice, applications go to the First-tier Tribunal (Property Chamber) for housing matters in England and Wales[5].
Official forms tenants may use (practical examples)
Forms vary by council but the types below are commonly used. If a form number is not listed it is because the document is a local authority form rather than a national template.
- HMO licence application (local authority form) — when used: landlords apply or councils publish application forms; tenant example: ask the council to inspect a property that appears unlicensed. See a council example HMO application form for how details are recorded[6].
- Complaint or request for enforcement (local council complaint form) — when used: a tenant completes this to ask the council to investigate disrepair, fire safety or management failures; example: submit photos, dates and copies of messages to the landlord to support the complaint.
- Tribunal application guidance and forms (First-tier Tribunal guidance) — when used: to appeal licensing decisions or challenge enforcement outcomes; example: if the council refuses to enforce obvious fire-safety breaches, a tenant or representative can use tribunal routes after following council complaint steps and timeframes[5].
FAQ
- What counts as an HMO under additional licensing?
- Properties used as shared housing where more than one household shares facilities can be designated for additional licensing by the local council even if they do not meet mandatory HMO size criteria.
- How do I check if my property is licensed?
- Contact your local council’s housing or environmental health team or search their online register. If you cannot find information, request the council to confirm the licence status and conditions.
- What can I do if my landlord will not make urgent safety repairs?
- Report the issue to the council using their complaint or enforcement form; include evidence and ask for an inspection. If the council does not act, you may have tribunal or other routes depending on the issue.
How-To
- Check the licence status: contact your local council or search their licensed property register and note the licence number and expiry date.
- Gather evidence: take dated photos, keep copies of messages and make a short log of problems and dates.
- Submit a council complaint or enforcement request using the council form and attach your evidence.
- If the council outcome is insufficient, prepare to appeal: follow the tribunal guidance and submit any required tribunal forms to the First-tier Tribunal (Property Chamber).
Key Takeaways
- Additional licensing gives councils powers to raise management and safety standards in shared housing.
- Tenants should gather clear evidence and use council complaint forms before escalating to the tribunal.
- Official guidance and licence checks are available from councils and national government sites.
Help and Support / Resources
- Rent Smart Wales
- Welsh Government housing and rental guidance
- First-tier Tribunal (Property Chamber)
