Key Legal Updates for HMO Renters in Wales

Recent changes in Welsh housing law have made important updates for people living in HMOs (Houses in Multiple Occupation). If you rent a room or share a house with others in Wales, these legal changes might affect your rights, the responsibilities of your landlord, or the process if there's a problem such as maintenance, rent increases, or eviction. This article breaks down the updates using plain English, so you know what to expect and where to find help.

What Is an HMO and Why Do Legal Changes Matter?

An HMO (House in Multiple Occupation) is a property rented by at least three people who aren’t from the same household but share facilities like the bathroom or kitchen. Many students, young professionals, and families live in HMOs across Wales, so changes to the law can directly affect living standards, safety, and rents.

Main Legal Changes Affecting HMOs in Wales

The Welsh Government has continued to strengthen renter protections and landlord obligations for HMOs. The principal change comes from the Renting Homes (Wales) Act 2016, which began on 1 December 2022 and is fully in force as of this year.^[1]

Key HMO Changes in Detail

• Standard Occupation Contracts: All private renters, including HMO renters, now have 'occupation contracts' replacing old-style tenancies. These are written agreements setting out your rights, including notice periods and repair responsibilities.
• Written Statement Requirement: Landlords must provide a written statement of your contract within 14 days of moving in. This explains your rights and obligations in clear terms.
• Stronger Eviction Protections: Notice periods for most 'no-fault' evictions have increased from 2 months to 6 months, offering HMO renters greater security.
• Fitness for Human Habitation: All rented homes (including HMOs) must meet specific safety standards. Landlords must ensure electrical safety checks (every 5 years), mains-wired smoke alarms, and carbon monoxide alarms are present. Repairs must be handled promptly.
• Licensing: The local council must license all HMOs. This includes safety inspections and rules about overcrowding.

These changes aim to make renting safer and more transparent across Wales.

Your Rights and What to Do if You Have Problems

If you think your HMO is unlicensed, unsafe, or your landlord isn’t following the new laws, you have several avenues for support and resolution. It's important to act quickly if you have concerns.

Useful Official Forms for HMO Renters

• Application for Rent Repayment Order (RRO) (Form RRO1)
  When to use: If your landlord has failed to license the HMO or breached certain management rules, you may be eligible for a rent repayment order, allowing you to reclaim up to 12 months of rent.
  Example: If you discover your HMO is unlicensed and the local council agrees, use this form to ask for rent to be refunded.
  Download official RRO1 form and guidance
• Complaint to Local Authority/Enforcement Request
  When to use: If your landlord doesn’t carry out repairs or isn’t meeting licensing or safety standards, file a complaint with your local council’s housing department.
  Example: If your HMO lacks proper fire safety measures, contact your council for inspection: Find your local council in Wales
• Secure Contract Written Statement Request
  When to use: If you didn't receive a written occupation contract (agreement), you may formally request it to clarify your rights.
  Example: After moving into an HMO, you have not been given a contract after two weeks — make a request in writing and keep a copy.

How to Challenge a Rent Increase or Eviction Notice

• Challenging a Rent Increase: You may ask the landlord to reconsider, and if unresolved, contact the Residential Property Tribunal Wales. You must do this within the period given in your occupation contract.
• Responding to Eviction: Landlords must use the proper notice period and give you written notice. If you believe an eviction is unfair or illegal, you can apply to the Residential Property Tribunal Wales for review.

The Residential Property Tribunal Wales is the official body handling disputes between renters and landlords in Wales.

FAQ: Questions about HMO Law and Your Rights

1. What is an HMO and how do I know if my home counts as one?
   An HMO (House in Multiple Occupation) is a property rented by three or more unrelated people who share facilities like kitchens or bathrooms. HMOs require special licensing. You can check with your local council if you're not sure.
2. What should I do if my landlord hasn't given me a written contract?
   By law, you must receive a written 'occupation contract' within 14 days of moving in. If you don't get it, write to your landlord for a copy and keep your request. You can also contact your local council or Shelter Cymru for help.
3. Can I get a rent refund if the HMO is unlicensed?
   Yes, using the Application for Rent Repayment Order (RRO1), you can potentially reclaim up to 12 months' rent if your landlord was required to, but did not, license your home.
4. How much notice does my landlord have to give to evict me?
   Under the Renting Homes (Wales) Act 2016, most 'no-fault' evictions now require 6 months' notice, which must be given in writing.
5. Who can I contact if my landlord won’t do necessary repairs?
   Your local council’s housing department handles complaints about unsafe conditions or repair issues in HMOs. Black mould or faulty safety equipment should be reported immediately.

Need Help? Resources for Renters

• Residential Property Tribunal Wales – For rent disputes, rent repayment orders, and HMO licensing challenges.
• Welsh Government Housing – Details on the Renting Homes (Wales) Act 2016 and official housing advice.
• Find your local council in Wales – Report unlicensed HMOs or repair issues.
• Shelter Cymru Advice – Free, confidential help on HMO rights and problems.
• Renting Homes Advice (RAE Wales) – Fact sheets and guides for renting in Wales.

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1. Renting Homes (Wales) Act 2016 – full original text
2. Residential Property Tribunal Wales – official dispute and form hub
3. Welsh Government HMO licensing guidance

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