Understanding fire safety duties in Welsh HMOs
An HMO generally houses people from more than one household who share facilities such as a kitchen or bathroom. Depending on the size and circumstances of the property, it may need a licence from the local authority. The Housing Act 2004 gives councils enforcement powers over housing hazards and HMO standards, while the Regulatory Reform (Fire Safety) Order 2005 can apply to common parts and shared areas. Landlords and managers must take reasonable steps to keep escape routes, alarms, emergency lighting, fire doors, and other safety measures suitable for the property.
Housing law also matters if reporting a safety issue affects your tenancy. The Housing Act 1988 and Rent Act 1977 remain relevant to different types of residential tenancy and possession arrangements in England and Wales.[1] The exact protection available depends on your tenancy, the building, and the action taken by the landlord or council.
Signs that an HMO may not meet fire safety standards
Look for conditions that could delay escape or prevent warning occupants about a fire. One problem may have an innocent explanation, but several issues should be reported promptly, particularly where vulnerable residents live in the building.
- Blocked, locked, or poorly lit escape routes and exits.
- Missing, damaged, or disconnected smoke, heat, or carbon monoxide alarms.
- Fire doors that are wedged open, badly damaged, or unable to close properly.
- Combustible items stored in stairways, corridors, or other shared escape areas.
- Unsafe electrical installations, gas appliances, or heating equipment in shared areas.
- No clear evacuation information where residents reasonably need it.
Collecting information safely
Make a dated record of what you saw and where it happened. Photographs can help if they can be taken safely from an area you are entitled to access, but avoid photographing people or private belongings unnecessarily. Keep copies of messages, repair requests, inspection notices, and any responses. If another resident saw the same issue, they may choose to make their own report.
- Write down the address, room or area affected, and the date and time.
- Save photographs, videos, receipts, and written communications in a secure place.
- Record the names of people contacted and the dates of calls or visits.
- Explain immediately if smoke, heat, flames, blocked exits, or a dangerous electrical or gas fault creates an urgent risk.
Reporting a suspected breach
Contact the local council
Start with the council for the area where the HMO is located. Its housing, private sector housing, environmental health, or HMO licensing team may investigate conditions and licensing compliance. Use the council's official online complaint form, email address, or telephone service if available. There is no single national Welsh form for every HMO fire safety complaint, so ask the council which local form or procedure applies. Include the property address, a clear description of each concern, supporting evidence, and your preferred safe contact method.
Ask for confirmation that the report has been received and keep the reference number. You can request that your identity and contact details are handled sensitively, although the council may need to identify the source of evidence when taking enforcement action. A council may inspect the property, contact the licence holder, require improvements, or use enforcement powers where legal requirements are not met.
Contact the fire and rescue service when appropriate
For an immediate fire emergency, call 999. For a serious non-emergency concern involving shared areas or fire precautions, contact the relevant Welsh fire and rescue service through its official non-emergency route and explain that you are a tenant reporting a possible risk. The fire service and council have different responsibilities, so a report to one does not always replace a report to the other.
Tell the landlord or manager when it is safe
You may notify the landlord, agent, or HMO manager in writing, especially if a repair is needed. Describe the problem and ask what action will be taken. However, do not delay a council or emergency report while waiting for a response, and do not contact the landlord first if doing so could put you at risk.
If you face pressure or retaliation
Keep evidence of threats, sudden notices, attempted unlawful entry, rent demands, or other changes that happen after you raise a safety issue. Do not ignore a formal notice: the validity of a notice depends on the facts and the type of tenancy. The council, an advice service, or a qualified housing adviser can explain the next step. The Residential Property Tribunal Wales deals with particular residential property disputes and applications, but it is not a substitute for emergency reporting or the council's HMO enforcement role.[2]
If you are worried about losing your home, ask the council's homelessness service for advice as soon as possible. A landlord must still follow the correct legal process, and self-help eviction, such as changing locks or using force, is not a lawful way to remove a tenant.
FAQ
- Who should I contact about an unsafe Welsh HMO?
- Contact the local council's HMO licensing, private sector housing, or environmental health team. Contact 999 for an active fire or immediate danger, and use the relevant fire and rescue service's official non-emergency route for serious fire safety concerns.
- Do I need a special form to report fire safety problems?
- There is no single national form for every HMO report in Wales. Use the council's official complaint or housing enforcement form if it provides one, or contact the team directly with the address, facts, dates, and evidence.
- Can I report a problem without proving that the landlord broke the law?
- Yes. Report what you observed and explain why it may create a fire risk. The council or fire and rescue service can decide which rules apply and whether an inspection or enforcement action is appropriate.
- What if my landlord threatens me after I report a safety issue?
- Keep records of the threat or notice and seek urgent housing advice from the council or an official support service. Do not ignore court or tribunal paperwork, and call 999 if there is an immediate threat to your safety.
How-To
- Record the HMO address, the specific fire safety concern, dates, locations, and any safely obtained evidence.
- Call 999 if there is an active emergency, or contact the local council and relevant fire and rescue service for a serious non-emergency concern.
- Submit the council's official complaint or HMO enforcement form if available, or provide the information by the council's published contact method.
- Keep the confirmation, reference number, photographs, messages, and a dated log of what happens next.
- Seek housing advice promptly if you receive a notice, face retaliation, or remain concerned after reporting the risk.
Help and Support / Resources
- Welsh Government housing information
- Welsh Government fire safety information
- Residential Property Tribunal Wales
