Essential HMO Safety Rules for Renters in Wales

If you rent a room or share facilities like a kitchen or bathroom in Wales, you may be living in a House in Multiple Occupation (HMO). Living in an HMO gives you important legal protections, especially around safety and property standards. It’s vital to know your rights, what your landlord must do, and where to turn for help.

What is an HMO?

An HMO (House in Multiple Occupation) is any property where at least three tenants from more than one household share facilities such as a bathroom or kitchen. In Wales, HMOs include shared student housing, bedsits, and some flatshares.

• If five or more people from two or more households share facilities, the HMO must be licensed by the local council.
• Local councils can also require smaller HMOs to be licensed in specific areas.

Your landlord must follow stricter safety and management rules in HMOs to protect all tenants (Welsh Government HMO Guidance).

Essential HMO Safety Standards

By law, your landlord must keep your home safe and well-maintained. The main safety standards in HMOs cover fire, gas, electrical safety, overcrowding, and facilities.

Fire Safety

• HMOs must have working smoke alarms in every hallway and landing.
• Larger HMOs (three or more storeys or five or more people) must have fire doors and fire alarms covering all communal areas and bedrooms.
• All escape routes must be kept clear at all times.

The Management of Houses in Multiple Occupation (Wales) Regulations 2006 set out these safety requirements.

Gas and Electrical Safety

• Your landlord must arrange a gas safety check every 12 months by a Gas Safe registered engineer. You should receive a copy of the Gas Safety Certificate (Learn more).
• A qualified electrician must check electrical wiring and fixed appliances at least every five years. Ask your landlord for the latest Electrical Installation Condition Report (EICR).

Room Sizes and Facilities

• Rooms used for sleeping must be at least 6.51 square metres for one person or 10.22 square metres for two people.
• There must be enough bathrooms and kitchens for the number of tenants.

Overcrowding and General Upkeep

• Too many people cannot be crammed into a property (your local council sets limits).
• Communal areas must be kept clean and in good repair.
• Landlords must provide adequate bins for rubbish disposal.

Reporting HMO Safety Concerns

If you think your home is unsafe or does not meet HMO standards, take these steps:

• Report the issue in writing to your landlord or letting agent.
• If it’s not fixed quickly, contact your local council’s Housing or Environmental Health department.

Tip: Keep written records of any complaints and responses. Photographs can help document problems.

Official Forms and How to Use Them

• HMO Complaint to Local Council (no standardised national form):
  You can report HMO safety issues directly to your local council. Each council may have its own online complaint form or contact details. For example, Cardiff Council HMO reporting. Provide your name, property address, details of the safety concern, and any evidence (like photos or written correspondence). Once received, the council must investigate and can order landlords to repair or improve standards.
• Application for Rent Repayment Order (RRO):
  If your landlord is running an unlicensed HMO or has breached property management regulations, you may be able to claim some of your rent back through the Residential Property Tribunal (Wales). Learn more on the official tribunal site.

The Residential Property Tribunal for Wales handles rent disputes and applications about HMO management.

Your Legal Protections as a Tenant

Your safety rights in an HMO come from the Housing (Wales) Act 2014 and related regulations. Landlords must be registered and licensed with Rent Smart Wales and comply with their conditions.

• You can report unlicensed landlords or unsafe conditions to Rent Smart Wales or your local council.
• Councils can fine landlords or take legal action if they break HMO safety laws.

Frequently Asked Questions

1. What does my landlord need to provide for fire safety in a Welsh HMO?
   Your landlord must provide smoke detectors on each floor, fire alarms covering shared areas and bedrooms, and keep escape routes clear. Larger HMOs require fire doors too.
2. How do I check if my HMO is licensed?
   You can check your property’s status on your local council’s HMO register or search the Rent Smart Wales public register.
3. Who do I contact if there are safety risks in my HMO?
   If your landlord doesn’t fix safety problems, contact the Housing or Environmental Health team at your local council.
4. Can I get compensation if my landlord breaks HMO safety laws?
   Yes, if your landlord fails to license an HMO or meet key standards, you may be able to apply for a Rent Repayment Order from the Residential Property Tribunal for Wales.
5. Is my landlord responsible for communal area cleaning?
   Yes, landlords are legally responsible for keeping shared hallways, kitchens, and bathrooms in good order, though cleaning arrangements can differ between contracts.

Key Takeaways for Renters

• HMOs in Wales have strict safety rules to protect tenants—including fire, gas, and property standards.
• If you notice unsafe conditions, report them to your landlord and council. You have the right to complain.
• You can check your landlord’s licence and get help from your local council or tribunal.

Need Help? Resources for Renters

• Rent Smart Wales – advice, property licence checks, landlord complaints
• Residential Property Tribunal for Wales – legal disputes and Rent Repayment Orders
• Find your local council’s Housing department for HMO reporting and help
• Welsh Government HMO guidance

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1. Housing (Wales) Act 2014
2. The Management of Houses in Multiple Occupation (Wales) Regulations 2006
3. Residential Property Tribunal for Wales
4. Rent Smart Wales
5. Welsh Government official HMO guidance

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