Fire safety notices affect many people living in shared housing and HMOs, and understanding them helps tenants protect their safety and rights in Wales. This guide explains what different types of notices mean, who can issue them, and what practical steps renters can take if a landlord or a fire and rescue service serves a notice. It covers how to read a notice, which official forms or orders might apply, how to challenge or appeal enforcement, and where to get help locally. The information uses clear language so tenants and lodgers can act quickly to secure repairs, reduce risk, and preserve their rights when fire safety is in question.
How fire safety notices work in Wales
Local authorities and fire and rescue services have separate but sometimes overlapping powers to require repairs, improvements or to prohibit use of premises where fire risk is serious. Notices can order a landlord to carry out specific works, restrict parts of a building, or require evacuation until hazards are removed. Formal powers include housing enforcement under the Housing Act framework and fire safety enforcement under the Regulatory Reform (Fire Safety) Order.
Who can issue a notice?
Council environmental health teams can serve housing improvement or prohibition notices when conditions in an HMO present hazards, and fire and rescue services can serve enforcement or prohibition notices where fire risk is identified. If you are given a notice, it should explain who issued it, the legal basis, and how long you have to comply or appeal.
Common types of notices and what they mean
- Improvement Notice — a local authority may require specified repairs or works to remove hazards.
- Prohibition Notice — use of part or all of an HMO can be restricted if there is an immediate risk to health or safety.
- Emergency Remedial Action (Council) — the council may do immediate works and charge the landlord if risk is urgent.
- Fire and Rescue Enforcement Notice — under the Regulatory Reform (Fire Safety) Order, fire authorities can require remedial measures or prohibit use where fire risk is unsafe.
Official forms, notices and where tenants see them
Many enforcement actions are set out in legislation and official guidance; councils and fire services usually provide the notice document when enforcement begins. If a notice names a specific form it will show how to comply and the deadline. Below are common notices and how a tenant might use the information on them.
- Improvement Notice (Housing enforcement) — form number: no single national form number; name: Improvement Notice (Housing Act/HHSRS process). When used: if damp, blocked exits, or other hazards are found. Tenant example: keep the notice and photos, tell your landlord you want the works done, and note the deadline the notice gives. Official reference: Regulations and sections under the Housing Act and HHSRS guidance.
- Prohibition Notice (Housing enforcement) — form number: no single national form number; name: Prohibition Notice. When used: when part or all of the property must not be used until danger is removed. Tenant example: follow any evacuation instructions, ask the council for written guidance on rehousing or compensation, and keep records of any costs incurred.
- Fire Authority Enforcement/Prohibition Notices — form number: no universal form number; name: Enforcement Notice or Prohibition Notice under the Regulatory Reform (Fire Safety) Order 2005. When used: where fire risk is identified by the fire and rescue service. Tenant example: comply with any immediate instructions for safety, and request a copy of the notice to confirm next steps. Official reference: Regulatory Reform (Fire Safety) Order 2005.
Appeals, enforcement and where to present disputes
If you disagree with a notice or you think the landlord should act but does not, you can ask the issuing authority for clarification, request they inspect, or follow the appeal route set out on the notice. For tenancy-related disputes and appeals about certain orders, the First-tier Tribunal (Property Chamber) handles many residential tenancy matters and appeals relating to property decisions; tenants can apply for a hearing if the statutory process allows it.
Practical tenant steps include: ask for a timeline for repairs in writing, collect evidence (photos, dated messages), check whether temporary rehousing or compensation is available, and seek advice from official tenant support services listed below.
FAQ
- Who enforces fire safety in HMOs in Wales?
- Local councils enforce housing standards and the fire and rescue service enforces fire safety under the Fire Safety Order; both can issue notices in HMOs.
- Can a landlord evict me for asking for fire safety repairs?
- Eviction for asserting legal rights may be unlawful; if you face retaliatory eviction speak to your local advice service and note the timeline and documents related to your request for repairs.
- How long do I have to comply with a notice?
- Deadlines vary by the notice and the level of risk; the notice itself sets the timescale and explains appeal rights.
How-To
- Read the notice immediately and note any deadlines and the issuing authority on the document.
- Contact the issuing authority or your landlord in writing to confirm you received the notice and to request a timeline for works.
- Collect evidence: take dated photos, keep copies of the notice, emails, text messages and any receipts for expenses related to the hazard.
- If you need to appeal, follow the appeal route on the notice and consider applying to the First-tier Tribunal (Property Chamber) if eligible.
- Seek official advice from local authority housing enforcement or tenant support and keep records of all communications until the issue is resolved.
Help and Support / Resources
- First-tier Tribunal (Property Chamber) - appeals and procedures
- Welsh Government - Renting and tenancy guidance
- Rent Smart Wales - landlord and tenant information
