HMO Licensing Rules for Renters in Wales

If you rent a room in a shared house or flat in Wales, you might be living in what's called a House in Multiple Occupation (HMO). Understanding whether your HMO needs a licence is important for your safety and legal rights as a renter. This guide explains the rules for HMO licensing in Wales, what it means for you, and what to do if you think your landlord is breaking the law.

What Is an HMO in Wales?

An HMO is a property where at least three people from two or more households share facilities like a kitchen or bathroom. If you and your housemates have separate tenancy agreements or rent individual rooms, your home may be classed as an HMO under Welsh law.

• Typical examples: Shared student houses, bedsits, and properties split into individual flats without separate facilities.

HMOs must meet specific safety and management standards, including fire safety, adequate facilities, and regular maintenance checks.

When Does an HMO Need a Licence in Wales?

By Welsh law, certain HMOs require a licence from the local council. This ensures properties meet safety standards and are properly managed.

Mandatory HMO Licensing

• If five or more people from two or more households occupy the property
• Tenants share at least one basic facility (e.g., kitchen, toilet, bathroom)
• The property is their main residence (not just holiday accommodation)

This is called mandatory HMO licensing and is required in all local authority areas in Wales.^[1]

Additional or Selective Licensing

Some councils in Wales have extra rules, known as "additional" or "selective licensing." Even smaller HMOs (with fewer than five occupiers) may require licensing if the local council has extended the rules in your area. Always check your local council's housing website for local schemes.

How Can Renters Check if an HMO Is Licensed?

Your landlord is legally required to display the HMO licence in the property. You can also contact your local council directly to check the status of your home. Licensed HMOs must:

• Comply with strict fire and safety requirements
• Be managed by a 'fit and proper' person
• Have sufficient facilities for the number of tenants

If you can't see the licence, ask your landlord or agent directly, and follow up with the council if you're unsure. This helps protect you and other tenants from unsafe or poorly managed housing.

What If an HMO Is Not Licensed?

If your home meets the criteria for an HMO but isn’t licensed:

• Your landlord may be breaking the law
• They could face heavy fines and be ordered to repay rent to tenants
• You may be entitled to a Rent Repayment Order to recover up to 12 months’ rent

How to Apply for a Rent Repayment Order

• Form name: "Rent Repayment Order Application"
• When to use: If your landlord has let an unlicensed HMO
• How: Complete and submit the application to the Residential Property Tribunal for Wales. The process is explained on the official how to apply page.

Practical example: If you paid rent for an unlicensed HMO, you could claim up to 12 months' rent back by applying through the Tribunal.

Your Rights as a Renter in a Licensed HMO

As a renter in a licensed HMO, you have the right to:

• Reasonable standards of repair and maintenance
• Sufficient cooking, cleaning, and bathroom facilities
• Proper fire safety measures, including alarms and clear escape routes
• Protection from unfair eviction or harassment

HMOs must also meet rules set out in the Housing (Wales) Act 2014, which governs landlord registration, HMO licensing, and property standards in Wales.^[2]

What to Do If You’re Concerned About Licensing or Safety

If you believe your shared house should be licensed but isn’t, or you have concerns about safety:

• Speak to your landlord or letting agent about your concerns
• Contact your local council’s environmental health or private sector housing team
• If unresolved, seek advice from Shelter Cymru or apply to the Residential Property Tribunal for Wales

The council can investigate and take action, including issuing improvement notices or prosecuting the landlord if necessary.

FAQ: HMO Licensing, Renters’ Safety, and Action Steps

1. How do I know if my home is an HMO that needs a licence in Wales?
   Check if your property is shared by 5 or more people from different households and at least one basic facility is shared. Contact your local council to confirm or find your council’s HMO public register online.
2. Is my landlord allowed to rent out an unlicensed HMO in Wales?
   No. It’s illegal to let out a licensable HMO without a proper licence. Your landlord may face fines and you could apply for a rent repayment order.
3. What standards should my licensed HMO meet?
   Licensed HMOs must provide working fire alarms, safe escape routes, sufficient washing and cooking facilities, and regular property maintenance.
4. Where can I make a complaint about an unlicensed or unsafe HMO?
   Contact your local council’s housing team or environmental health department to report issues. Serious concerns can also go to the Residential Property Tribunal for Wales.
5. What is the key legislation covering HMO licensing in Wales?
   The main law is the Housing (Wales) Act 2014.

Key Takeaways for Renters

• If you live in a shared house in Wales, the property might be an HMO and require a licence.
• Check with your local council that your HMO is properly licensed for your safety.
• If the property is not licensed when it should be, you have rights and may be able to reclaim rent.

Always look out for displayed licences and safe living standards—your council housing team can help if you’re unsure.

Need Help? Resources for Renters in Wales

• Welsh Government HMO Guidance: Official info for landlords and tenants
• Rent Smart Wales: Landlord registration, licensing, reporting concerns
• Residential Property Tribunal for Wales: Complaints and rent repayment orders
• Shelter Cymru: Free advice for renters
• Housing (Wales) Act 2014 (full text)

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1. Welsh Government – Houses in Multiple Occupation guidance
2. Housing (Wales) Act 2014

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