Gas, Electricity and PAT Testing Rules for HMOs in Wales

If you rent a room in a house in multiple occupation (HMO) in Wales, understanding who is responsible for gas, electrical safety and portable appliance testing (PAT) protects your health and your tenancy. This guide explains what checks landlords must arrange, which records to ask for, and what to do if you find unsafe appliances, exposed wiring or poor heating. It uses plain language aimed at tenants and lodgers so you can spot when an HMO falls short of legal duties, how to request repairs or safety certificates, and where to get official help. Knowing the right forms, deadlines and the tribunal that hears housing cases helps you act quickly and keep yourself safe.

Gas safety in HMOs in Wales

Landlords must ensure gas appliances, pipework and flues are safe and privately rented properties normally require an annual gas safety check carried out by a Gas Safe registered engineer. Ask your landlord to show the gas safety record (often called a CP12) and keep a copy with your tenancy paperwork so you can confirm the check date and the engineer's details^[1].

• Ask to see the current gas safety record (CP12) before or shortly after you move in.
• Check the certificate date; annual checks should be within the last 12 months.
• If you smell gas, leave the building and call the national gas emergency number immediately.

Electrical safety and PAT testing

Landlords are expected to ensure the electrical installations in their rented homes are safe. That often means obtaining an Electrical Installation Condition Report (EICR) at appropriate intervals and acting on any remedial works recommended by a qualified electrician; tenants should ask when wiring was last tested and request a copy of the report^[2].

• Request the EICR or the date of the last inspection and any records of repairs to wiring or consumer units.
• Report damaged sockets, flickering lights or frequent trips to your landlord in writing and keep a copy.
• If an electrician recommends urgent work, ask your landlord when it will be completed and request confirmation when finished.

PAT testing checks portable appliances (kettles, toasters, heaters, etc.). There is no blanket legal requirement that every landlord carry out PAT testing, but it is best practice in shared houses; the Health and Safety Executive provides specific guidance on when PAT is appropriate and how checks can be carried out safely by competent persons^[3].

Official forms and records tenants should know

Key documents to request and understand as a tenant:

• Gas safety record (CP12) — used to confirm an annual gas safety check was completed; for example, ask your landlord to show the CP12 when you move into a room in an HMO.
• Electrical Installation Condition Report (EICR) — used to show when wiring was last inspected and any required repairs; for example, request the EICR date if sockets or circuits have problems.
• PAT test records (where used) — used to show individual appliances have been tested; for example, landlords may keep a log of tested kettles and fridges in a communal kitchen.

What to do if you have a safety concern

If you encounter an immediate danger (smell gas, suspect carbon monoxide, see exposed live wires), leave the property and call emergency services. For non-immediate hazards, tell your landlord or agent in writing, keep copies of messages, and set a reasonable deadline for repairs. If the landlord does not act, you can escalate to official services.

• Write to your landlord describing the issue, attach photos if possible, and set a clear deadline for action.
• Contact Rent Smart Wales or your local authority housing team for advice and enforcement options.
• If the landlord still fails to act, you can take evidence to the First-tier Tribunal (Property Chamber) or ask the council to take enforcement action^[6].

FAQ

Who is responsible for gas and electrical safety in an HMO?

Landlords are primarily responsible for ensuring gas appliances and electrical installations are safe and for arranging checks and remedial work; tenants should report problems promptly and request copies of safety records.

Do landlords have to do PAT testing for every appliance?

PAT testing is not universally mandatory for landlords but is good practice in HMOs; tenants should ask for records of any PAT checks and stop using suspect appliances.

What if my landlord won't fix dangerous wiring or appliances?

Tell the landlord in writing, contact Rent Smart Wales or your local authority, and if necessary bring the matter to the First-tier Tribunal (Property Chamber) for resolution.

How-To

1. Check for immediate danger and, if present, leave the property and call emergency services.
2. Write to your landlord describing the hazard, attach photos, and set a clear date by which the repair should be done.
3. If the landlord does not act, contact Rent Smart Wales or your local housing enforcement team for support.
4. If enforcement fails, prepare your records and apply to the First-tier Tribunal (Property Chamber) for a hearing.

Key Takeaways

• Landlords must arrange and record gas and electrical safety checks so tenants can live safely.
• Ask to see CP12 and EICR documents and keep copies to prove checks were done.
• Report hazards in writing, use Rent Smart Wales and local authorities for enforcement, and consider the tribunal if needed.

Help and Support / Resources

• Rent Smart Wales
• Welsh Government: Houses in Multiple Occupation (HMO)
• First-tier Tribunal (Property Chamber)

1. [1] GOV.UK: Gas safety checks for landlords
2. [2] Housing Act 1988 on legislation.gov.uk
3. [3] Rent Act 1977 on legislation.gov.uk
4. [4] GOV.UK: Electrical safety guidance for private rented housing
5. [5] HSE: Portable appliance testing (PAT) guidance
6. [6] GOV.UK: First-tier Tribunal (Property Chamber)