Fire Risk Assessment Duties for Landlords in Wales

Fire safety is an important part of comfortable living in a rented home. If you rent a property in Wales, you may be unsure about your landlord’s responsibilities around fire risk assessments, and what this means for your own safety. Understanding where the law stands can help you make informed decisions and know when to seek help if you have concerns about fire safety in your home.

Landlords’ Fire Safety Duties in Wales

Renting in Wales means your landlord must comply with key fire safety laws. The main legislation covering private and social tenancies is the Renting Homes (Wales) Act 2016^[1]. It requires all landlords to keep homes safe and fit for human habitation – including taking steps to reduce fire risks. But does this mean your landlord always needs to get a formal fire risk assessment?

When Is a Fire Risk Assessment Required?

• Houses in Multiple Occupation (HMOs): If you live in a licensed HMO (where at least three tenants from more than one household share facilities like a kitchen or bathroom), your landlord is legally required to carry out a regular fire risk assessment.^[2]
• Single-Family Rentals: For most ordinary houses or flats rented to a single family or household, there is no strict legal duty for the landlord to carry out a formal written fire risk assessment. However, they must take reasonable steps to protect tenants and follow the "fitness for human habitation" standard.
• Common Areas of Flats: If you live in a flat within a block (and share hallways or stairs with your neighbours), the landlord or building manager must complete a fire risk assessment for all common areas under the Regulatory Reform (Fire Safety) Order 2005.^[3]

While a written assessment may not always be required in a typical rental, landlords must still provide safe escape routes, working smoke alarms, and comply with any local authority fire safety guidance.

Key Fire Safety Standards for Rented Homes

In Wales, landlords must also:

• Fit at least one working smoke alarm on each floor of the dwelling
• Install a carbon monoxide alarm in any room with a fuel-burning appliance
• Keep all means of escape clear and in good order
• Make sure any supplied furniture meets fire safety standards

These rules apply under both the Renting Homes (Wales) Act 2016 and supporting housing guidance from the Welsh Government.

How Can Renters Check if an Assessment Exists?

If you live in a HMO or block of flats, you are entitled to ask your landlord or managing agent if a recent fire risk assessment has been done for common areas. HMOs usually need assessment reports renewed every 1-3 years, depending on local council guidance.

Official Forms and Taking Action

If you have concerns that your landlord is not meeting their fire safety obligations, or you believe the property isn’t fit to live in, you have options:

• Form RHW19: Application to the Residential Property Tribunal Wales
  Use this if you want the tribunal to decide on disputes about property condition, including fitness for human habitation. For example, if your landlord ignores repeated requests to resolve serious fire hazards, you can submit this form with evidence.
• Contacting your local council’s Environmental Health team
  Councils can inspect a property and require landlords to address fire risks or other serious hazards. You can find your council's contact details via the UK government council finder.

The Residential Property Tribunal Wales

All tenancy disputes in Wales—including concerns about safety, evictions, and rent increases—are handled by the Residential Property Tribunal Wales.^[4]

FAQ: Fire Risk Assessments and Renter Rights in Wales

1. Does my landlord have to give me a copy of the fire risk assessment?
   For HMOs or flats, you can request to see the fire risk assessment for common areas. Landlords or agents must provide it or explain the findings to you.
2. What should I do if I suspect fire safety breaches?
   First, alert your landlord in writing. If they don’t act, contact your local council or use form RHW19 for a tribunal application.
3. Does the law cover smoke and carbon monoxide alarms?
   Yes, in Wales, working smoke alarms on each floor and carbon monoxide alarms in rooms with fuel-burning appliances are required by law.
4. Are landlords required to do a fire risk assessment in every rented house?
   No, but they must ensure the home is safe and meet all legal fire safety requirements. Written assessments are only mandatory for HMOs and for shared building common areas.
5. Who enforces fire safety rules for rented housing in Wales?
   Enforcement is mainly carried out by the local council’s Environmental Health team, and the Residential Property Tribunal Wales settles disputes.

Key Takeaways for Renters

• Landlords in Wales must carry out fire risk assessments for HMOs and shared building areas.
• All landlords must keep homes safe and comply with fire safety rules – even if a formal assessment isn't required.
• If you’re worried about fire risks, contact your landlord, local council, or the Residential Property Tribunal Wales for support.

Need Help? Resources for Renters

• Welsh Government: Renting Homes Guidance
• Residential Property Tribunal Wales – for disputes on safety and fitness
• Find Your Local Council in Wales – for fire safety complaints and property inspections
• Shelter Cymru: Fire Safety Advice

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1. Renting Homes (Wales) Act 2016
2. Licensing and Management of Houses in Multiple Occupation (Additional Provisions) (Wales) Regulations 2007
3. Regulatory Reform (Fire Safety) Order 2005
4. Residential Property Tribunal Wales

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