Tenants and renters in Wales need to know whether a property is licensed as a house in multiple occupation (HMO) before moving in or when problems arise. Checking an HMO licence helps you confirm safety standards, maximum occupancy, and who the licence holder is, so you can raise repairs or challenge unsafe conditions. This guide explains simple, practical checks you can make online and in person, which forms and official notices to expect, and how to use evidence if you need to contact your local council or the First-tier Tribunal. It uses clear language for renters, explains deadlines, and points to official Welsh and UK government sources so you can follow the correct steps for your situation in Wales.
What an HMO licence covers
An HMO licence shows the local authority has approved the use of a building for multiple occupants and has set conditions for safety, management and maximum occupier numbers. Relevant legislation you should be aware of includes the Housing Act 1988 and the Rent Act 1977; HMO licensing powers and standards are set out in the Housing Act 2004 and associated regulations [1].
How to check a licence online or in person
Most Welsh local authorities publish HMO licence registers or will confirm whether a licence exists if you contact them. The GOV.UK guidance explains how licensing works and where local authority contact details can be found [2]. When you check, look for the licence holder name, licence number (if shown), expiry date and any special conditions.
- Check the local authority HMO register or webpage for the property address.
- Ask your landlord or lettings agent for a copy of the HMO licence and keep a dated photocopy or photo for your records.
- Note the licence expiry date so you know whether the licence is current and when the next renewal should happen.
Official forms and how tenants use them
HMO licence applications and renewal forms are issued by the local council; there is no single UK-wide application form. Below are the tenant-focused forms or uses you may encounter and how to use them.
- HMO licence application (local authority form): councils issue this to landlords or managing agents when applying for a new licence or renewal. Example: a tenant who suspects overcrowding can ask the council to check the application details once submitted.
- Notice of conditions or licence variation (local authority form): councils use this to change licence conditions; tenants should keep copies and check any change that affects safety or occupancy.
- Request to the council for information: many councils accept emailed or online enquiries to confirm whether an HMO is licensed; use this if your landlord cannot produce a licence.
What to check on the licence
- Licence holder name and contact details so you know who is responsible for management.
- Maximum permitted number of occupants to confirm you are not living in an overcrowded property.
- Any safety conditions (for example, fire precautions, communal area maintenance) that the landlord must meet.
What if there is no licence or it has expired
If the property requires a licence and one is missing or expired, report it to your local council's housing or environmental health department. Councils can take enforcement action and may prosecute or issue fines. Keep documented evidence: photos, dated messages to the landlord, and notes of dates you reported the issue.
- Report missing licence to the local authority online or by email, attaching photos and a written account of concerns.
- Request council inspection and ask for confirmation in writing of any enforcement action.
- If the issue is not resolved, you can escalate to the First-tier Tribunal or seek a rent repayment order where applicable.
Who handles disputes and appeals
The First-tier Tribunal (Property Chamber) deals with many residential tenancy disputes and related enforcement in England and Wales; you can find details about applications and the tribunal process on the official site [3]. For tenancy-specific remedies you may also be able to apply for a rent repayment order or other civil remedies depending on the circumstances.
FAQ
- Can a landlord show me the HMO licence before I move in?
- Yes. Tenants can and should ask to see the HMO licence; a landlord should provide a copy or confirm the licence details and conditions.
- How long does an HMO licence last?
- Licence lengths vary by authority and case but are often granted for up to five years; always check the expiry date on the licence copy.
- What if my landlord refuses to apply for a required licence?
- You should report the property to the local council; the council has powers to enforce licensing requirements and prosecute where necessary.
How-To
- Gather the property address, tenancy agreement and any correspondence about occupancy.
- Contact the local council housing or environmental health team and ask whether the address is licensed as an HMO.
- If a licence exists, request a copy from the landlord or council and check the licence holder, conditions and expiry date.
- Collect evidence (dated photos, messages, notes) if you suspect the licence is missing or conditions are breached.
- If the council does not resolve the issue, consider an application to the First-tier Tribunal or ask the council about a rent repayment order where eligible.
Key Takeaways
- Always confirm HMO status with the local council or by viewing the licence before moving in.
- Keep dated copies of licences, photos and messages to support any complaint or tribunal application.
Help and Support / Resources
- [1] Housing Act 2004: Part 2 (HMO provisions)
- [2] GOV.UK: House in multiple occupation (HMO) licensing
- [3] First-tier Tribunal (Property Chamber) information
