HMO Accessibility Rules for Disabled Tenants in Wales

Tenants with disabilities living in HMOs in Wales have rights to reasonable adjustments, safe access and usable facilities. This guide explains what landlords must do under housing law, how to request adaptations or reasonable adjustments, and what to do if those requests are refused or ignored. It covers how mandatory HMO licensing, local adaptations, and official forms can affect accessibility, and explains the role of the First-tier Tribunal (Property Chamber) when disputes remain unresolved. Read practical steps for making written requests, documenting evidence, and seeking enforcement through local councils or the tribunal so you can secure necessary changes without legal jargon.

Rights and legal framework

In Wales, HMO accessibility and discrimination issues sit alongside landlord duties under the Housing Act 1988^[1] and the Rent Act 1977^[2]. Landlords must not discriminate for a disability, must consider reasonable adjustments, and must keep common parts safe and accessible in licensed HMOs. Local councils enforce safety and licensing issues; the First-tier Tribunal (Property Chamber) hears disputes about access, repairs and unlawful evictions, and can make orders to require changes or compensation. First-tier Tribunal (Property Chamber)

What landlords must provide in HMOs

Landlords should ensure accessible entrances, usable bathrooms and kitchens, clear communal routes, safe doorways and storage for mobility equipment where possible. They must consider reasonable adjustments to avoid discrimination and should act promptly on repair issues that affect access or safety. HMO licensing can add specific conditions; tenants can ask their local council to check licence conditions if adaptations are needed.

How to request reasonable adjustments

Start by writing a clear request to your landlord or managing agent. Include what you need, why, and any supporting evidence. Keep copies and record dates of delivery.

• Put the request in writing and describe the adjustment you need and why.
• Attach evidence such as photos, a medical letter or an occupational therapist report.
• Propose a reasonable timescale for work or adaptation, for example within 14 days for urgent fixes.
• If the landlord refuses, ask for written reasons and consider applying to the tribunal for an order.

Official forms and when to use them

Common official forms you may use include Form 6A (Section 21 notice templates) and the court claim form N1 for possession. Use Form 6A when a landlord serves a no-fault possession notice on an assured shorthold tenancy; keep a dated copy and note the deadline to respond or apply to set the notice aside. Form 6A (notice templates)^[3]

The N1 is the HMCTS claim form used to start possession proceedings if the landlord seeks a court order; tenants can complete a defence or counter-notice and may raise disability discrimination or failure to make adjustments as a defence. Official N1 guidance and the form are on the HM Courts & Tribunals Service site. N1 claim form^[4]

When to contact the council or tribunal

Report immediate hazards to your local council housing department if adaptations affect safety or licence conditions; councils can inspect and require landlords to fix hazards in HMOs. If you cannot agree with the landlord after written requests, you can apply to the First-tier Tribunal for a decision or remedies.

FAQ

Can my landlord refuse an adaptation because it costs money?

Landlords should consider reasonable adjustments and may be required to make changes that are reasonable and proportionate; discuss alternatives and seek local council support for larger adaptations.

How long should I wait for a landlord to respond to a written request?

There is no single deadline, but request a reasonable timeframe in writing (for example within 14 or 28 days) and note that failing to reply can be used as evidence if you later apply to a tribunal.

What if my landlord starts eviction after I ask for adjustments?

If you receive a notice or eviction attempt after asking for adjustments, keep records and seek advice; you may be able to challenge retaliation and take the case to the tribunal or court.

How-To

1. Write a clear, dated request that explains the adjustment you need and how it will help you.
2. Gather supporting evidence such as letters from clinicians, photos, and receipts for any mobility aids.
3. Submit the request to the landlord and to the managing agent or local authority if the property is licensed.
4. If the landlord refuses or ignores you, lodge an application with the First-tier Tribunal or seek council enforcement.

Key Takeaways

• Disabled tenants in Wales can request reasonable adjustments and have legal protections.
• Always put requests in writing and keep evidence and dates.
• If informal steps fail, the First-tier Tribunal can order remedies or compensation.

Help and Support / Resources

• Rent Smart Wales - official HMO licensing and landlord responsibilities
• Welsh Government - housing and renting in Wales
• First-tier Tribunal (Property Chamber)

1. [1] Housing Act 1988 - legislation.gov.uk
2. [2] Rent Act 1977 - legislation.gov.uk
3. [3] Form 6A (notice templates) - GOV.UK
4. [4] N1 claim form - GOV.UK