Many tenants in Wales live in Houses in Multiple Occupation (HMOs) and may worry about safety, overcrowding or unlicensed properties. This guide explains, in clear language, how HMO licensing works in Wales, what tenants should check, which official forms councils and Rent Smart Wales use, and practical steps to report problems. You will learn how to confirm a licence, what standards a landlord must meet, and how to escalate concerns to the local authority or the First-tier Tribunal (Property Chamber). The guidance is written for renters and avoids legal jargon so you can act confidently if you suspect an HMO is unsafe or unlicensed.
What is an HMO in Wales?
An HMO is a property rented by three or more people who are not from the same household and who share facilities such as bathrooms or kitchens. Mandatory licensing and standards sit with local authorities and are influenced by UK housing legislation such as the Housing Act 1988 and the Rent Act 1977 [1]. Local councils set conditions to make sure HMOs are safe, properly managed and not overcrowded.
Who needs an HMO licence?
Landlords must apply for an HMO licence when a property meets the size, occupancy and use tests set by the local authority. A licence attaches conditions about safety checks, gas/electrical certificates, fire precautions and management. Tenants should check their tenancy and ask the landlord or council if they are unsure whether the property should be licensed.
What tenants should check
- Check the HMO licence number and that it expires after your tenancy start date.
- Confirm the landlord or managing agent contact details and Rent Smart Wales registration where applicable.
- Review safety certificates and any repair records held by the landlord or agent.
- Ask to see the licence conditions or request confirmation in writing from the council if you suspect the property is unlicensed.
Official forms and how tenants use them
There is no single national HMO application form for Wales; councils publish their own HMO licence application and complaint forms, and Rent Smart Wales holds landlord registration information. Tenants can use these official forms to report missing licences or hazards and to request enforcement.
- Local authority HMO licence application (council form) — name varies by council. When used: tenants can submit a complaint or ask the council to check whether a landlord has submitted a licence application. Example: if your flat lacks a visible licence and you suspect overcrowding, send a copy of the tenancy and photos to the council with the councils HMO complaint form.
- Rent Smart Wales report and landlord registration — use the Rent Smart Wales online pages to check whether a landlord or agent is registered and to report unregistered activity. Practical example: take screenshots of listings and your tenancy agreement and use the Rent Smart Wales reporting facility to ask for an investigation.
- First-tier Tribunal (Property Chamber) application — when to use: if a landlord refuses to carry out required works or disputes a council enforcement decision, a tenant (or landlord) may apply to the First-tier Tribunal (Property Chamber) to resolve certain housing disputes [2]. Example: if the council requires repairs and the landlord still does not act, you can apply to the tribunal for an order.
How tenants can escalate problems
If you suspect an HMO is unlicensed or unsafe: contact your local authority housing enforcement team with evidence, use Rent Smart Wales to check landlord registration and keep records of communications. If enforcement by the council does not resolve the issue, consider applying to the First-tier Tribunal (Property Chamber) for a legal remedy or seek advice about how to proceed [3].
FAQ
- Can I ask to see an HMO licence as a tenant?
- Yes. Tenants can request to see the licence or ask the local authority to confirm whether a property is licensed; councils can also provide licence conditions on request.
- How do I report an unlicensed HMO?
- Contact your local council housing enforcement team and provide evidence such as photos, tenancy details and correspondence. You can also report issues via Rent Smart Wales for landlord registration concerns.
- Will I lose my tenancy if I report problems?
- Retaliatory eviction is illegal; tenants should keep records of all reports and communications, and seek advice if they receive eviction notices after reporting safety or licensing issues.
How-To
- Contact your local council housing enforcement team to ask whether the property is licensed and how to submit a complaint.
- Gather evidence: take dated photos, save messages and keep copies of your tenancy and rent receipts.
- Submit the council HMO complaint or application form and, if relevant, use Rent Smart Wales to report landlord registration concerns.
- If the issue is unresolved, prepare an application to the First-tier Tribunal (Property Chamber) with all supporting documents.
Key Takeaways
- Tenants can check HMO licences and report unlicensed properties to the local authority.
- Keep clear records of safety issues and communications to support any complaint or tribunal application.
- Use official routes such as Rent Smart Wales and the First-tier Tribunal when council enforcement does not resolve the matter.
Help and Support / Resources
- Contact Rent Smart Wales - official landlord registration and reporting
- Housing Act 1988 - legislation.gov.uk
- First-tier Tribunal (Property Chamber) - GOV.UK
