Essential Guide to Shared Housing and HMOs in Wales

Moving into shared accommodation in Wales can offer flexibility and reduced costs, but it's important to know your rights and obligations beforehand. This guide explains the essentials you should consider before renting in a shared house or House in Multiple Occupation (HMO) in Wales, helping you make informed decisions and avoid common pitfalls.

Understanding Shared Housing and HMOs in Wales

Shared housing involves renting a room or space in a property where facilities like kitchens and bathrooms are shared with others. In Wales, many shared homes are classified as HMOs (Houses in Multiple Occupation). HMOs have additional legal requirements to protect renters’ health and safety.

• HMO (House in Multiple Occupation): A property is usually an HMO if at least three tenants live there, forming more than one household, and share facilities like a toilet, bathroom, or kitchen. Larger HMOs have five or more tenants from two or more households.^[1]
• Lodgers: If you rent a room directly from a live-in landlord, you are usually a ‘lodger’ and have different rights compared to tenants in shared HMOs.

All HMOs in Wales must meet minimum safety, management, and licensing standards. Renting an unlicensed or unsafe HMO puts your deposit and living conditions at risk.

Your Tenancy Agreement and Rights

Most renters in shared homes in Wales have an 'occupation contract' under the Renting Homes (Wales) Act 2016 (as amended in 2022).^[2] This sets out your rights on repairs, notice periods, deposits, and more.

• Make sure you receive a written contract. Your landlord must provide this within 14 days of moving in.
• Your deposit must be secured: Landlords must protect your deposit in a government-approved scheme.
• Reasonable notice before eviction: Most contract holders are entitled to at least six months’ notice, though some exceptions apply.
• Repairs and safety: Landlords must keep the property safe, including gas, electrical, and fire safety.

For more details, see the official Welsh Government contract-holders’ guides.

Your Landlord’s Responsibilities in Shared Housing

Landlords in Wales must be registered and, if managing the property themselves, also licensed under Rent Smart Wales.^[3] They are responsible for:

• Making sure the HMO license is current (if required)
• Ensuring the property is safe and well-maintained
• Meeting fire safety laws (smoke alarms, fire doors, clear escape routes)
• Carrying out repairs reported by occupants promptly

Check if your shared home should be licensed using the official HMO licensing criteria.

Official Forms You May Need

• RHW2 Form (Model Written Statement): This is usually provided by your landlord to set out your rights and duties under your contract. For example, if you’re moving in, insist on this written statement. Find it on the official Welsh Government site.
• RHW6 Form (Notice to End Contract): Use this if you wish to end your occupation contract. For example, if you plan to move out, provide your landlord written notice using this template, available from the Welsh Government's official resources.
• Rent Dispute Application Form: If you believe a rent increase is unfair, you can challenge it by applying to the Residential Property Tribunal Wales. See the official tribunal website for forms and guidance.

What to Do if Issues Arise

If you have problems such as disrepair, unsafe conditions, or illegal eviction threats, you can:

• Contact Rent Smart Wales to check your landlord’s licence
• Speak to your local council’s housing team for urgent safety issues
• Apply to the Residential Property Tribunal Wales for rent disputes or contract issues

Fire, Safety, and Health Considerations

Shared housing has extra safety requirements. Landlords must ensure:

• Smoke alarms and carbon monoxide detectors are fitted and tested
• Escape routes are kept clear
• Electrical equipment and gas appliances are checked by qualified professionals annually
• Shared areas are clean and safe

If you notice any safety hazards, report them immediately. Local councils can take enforcement action against landlords who fail their duties.

Summary

Sharing a house or HMO in Wales gives you affordability and flexibility, but knowing your rights protects you from risks. Always have a written contract, check HMO licenses, and prioritise safety.

FAQs: Renters’ Common Questions About Shared Housing in Wales

1. Do I have the same rights in an HMO as in a regular rented home?
   As an HMO contract holder in Wales, you have most of the same rights as in other rented accommodation, including the right to a written contract, protected deposit, and reasonable notice. Your landlord must also follow special HMO licensing and safety rules.
2. What if my shared house is not licensed?
   If your home meets the HMO definition but is not licensed, your landlord may be breaking the law. Report to your local council or Rent Smart Wales; you may have extra protection against eviction and might be able to claim back rent.
3. Can my landlord enter my room without permission?
   No, landlords must give at least 24 hours’ notice (unless it’s an emergency) and get your agreement for access to your private room, even in a shared house.
4. How do I challenge a rent increase in shared accommodation?
   You can challenge an unfair rent increase by applying to the Residential Property Tribunal Wales before the new rent is due to take effect. Complete the tribunal’s form and follow their guidance on evidence.
5. What should I do if repairs are not being done?
   Always notify your landlord or agent in writing first. If they do not respond, contact your local council. For serious health and safety concerns, the council can enforce repairs or prosecute landlords.

Key Takeaways for Renters

• Check if your shared home is an HMO and that it’s properly licensed
• Know your rights under the Renting Homes (Wales) Act 2016
• Keep written records, insist on safety, and use official forms for issues

Understanding your rights and your landlord’s duties is essential to safe, secure shared living in Wales.

Need Help? Resources for Renters in Wales

• UK Government Private Renting Guide
• Welsh Government Housing Advice
• Rent Smart Wales (for landlord and letting agent registration)
• Residential Property Tribunal Wales
• Your local council’s housing department (via Find Your Local Council)

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1. Official Welsh Government HMO Guidance
2. Renting Homes (Wales) Act 2016 (as amended 2022)
3. Rent Smart Wales – official landlord/register database

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