How HMO Status Changes Your Rights as a Tenant in Wales

As a renter in Wales, your rights can vary depending on the type of property you live in. If you rent a room or share a home with others, you may be living in a House in Multiple Occupation (HMO). Understanding how HMO status affects your rights is crucial—especially regarding safety standards, eviction, and your protection against unfair practices. This article explains HMO rules for tenants in Wales and guides you to key forms and resources.

What's an HMO and How Does It Affect Renters?

An HMO (House in Multiple Occupation) is usually any property where three or more unrelated people share facilities like a kitchen or bathroom. In Wales, most HMO landlords must be licensed, and HMOs face stricter legal standards. This means landlords have extra responsibilities, but your basic rights as a tenant stay the same—though some procedures may differ.

Key Differences When Renting in an HMO in Wales

• Safety standards: HMOs must meet higher fire and safety rules, including working smoke alarms and annual gas safety checks.
• Landlord licensing: All HMO landlords must be licensed by Rent Smart Wales, ensuring proper management.
• Repairs and maintenance: HMO landlords have specific duties, such as keeping communal areas safe and well maintained.
• Eviction procedures: Your protection from eviction depends on your tenancy type, not just HMO status, but all eviction notices must comply with Welsh law.

Your Rights on Repairs, Eviction, and Rent in Welsh HMOs

As a tenant in an HMO in Wales, your rights on repairs, rent increases, and eviction are protected by the Renting Homes (Wales) Act 2016.¹

• Repairs: Landlords must keep the property safe and fit to live in. Communal areas must also be maintained to a proper standard.
• Eviction: Landlords must give you written notice and follow correct procedures. In most cases, they need a court order to evict.
• Rent increases: Rent can only be increased if the contract allows and after proper notice is served. You have the right to challenge unreasonable increases.

Common Forms for Renters in HMOs

If you have issues with repairs or eviction in an HMO, you may use official forms to assert your rights.

• RHW20 – Notice of Rent Increase (Standard Contract)
  When used: If your landlord proposes a rent increase, they must serve you the RHW20 form with at least two months' notice. You can challenge the increase if you think it's unfair. View RHW20 form and guidance.
• RHW19 – Notice Seeking Possession (Landlord's Notice)
  When used: Landlords must use RHW19 to formally begin the eviction process for standard occupation contracts. Make sure to review it carefully. View RHW19 form and guidance.
• RHW23 – Application to Tribunal about Rent or Other Terms
  When used: Tenants can use RHW23 to ask the Residential Property Tribunal (Wales) to decide on rent disputes or terms. View RHW23 form and official info.

If you think your HMO does not meet requirements, contact your local council's environmental health team.

Which Tribunal Handles Welsh Renting Disputes?

In Wales, the Residential Property Tribunal Wales reviews disputes about rent increases, eviction, and property conditions. You can find instructions and forms directly on their site.

Does HMO Status Change Your Basic Tenant Rights?

While HMO living means your landlord must meet higher safety and licensing standards, your fundamental tenant rights under Welsh law do not change. You are always protected by the Renting Homes (Wales) Act 2016.¹

• Right to safe accommodation
• Proper eviction notice and process
• Challenge unfair rent increases

However, HMO tenants benefit from extra checks and mandatory landlord licensing, making it safer overall.

FAQ: HMO Regulations and Tenant Rights in Wales

1. Do I have fewer rights in an HMO than other tenants in Wales?
   No. Your main rights are set by Welsh law, but your landlord faces stricter duties in an HMO—especially on safety and licensing.
2. Can my landlord evict me more easily from an HMO?
   No, your eviction rights depend on your occupation contract, not just the fact you live in an HMO. All eviction rules must be followed.
3. What can I do if repairs are not being done in my HMO?
   Report the issue in writing to your landlord. If nothing happens, contact your local council, who can inspect HMOs and order repairs.
4. How do I check if my HMO landlord is licensed?
   Search the public register at Rent Smart Wales. It is a legal requirement for HMO landlords.
5. Can I challenge a rent increase in my HMO?
   Yes. If you receive an RHW20 rent increase notice, you can apply to the Residential Property Tribunal (Wales) to challenge it.

Need Help? Resources for Renters

• Welsh Government Housing Advice
• Rent Smart Wales – Check HMO licensing and report issues
• Residential Property Tribunal Wales – For rent, repairs, or eviction disputes
• Your local council’s Environmental Health Team – Report unsafe living conditions or poor property management

---

1. See the Renting Homes (Wales) Act 2016 for the legal framework covering all residential tenancies and occupation contracts in Wales.

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation