Living in shared housing or an HMO can raise urgent questions for renters. This clear, practical guide explains what Rent Smart Wales requires of HMO landlords and what tenants in Wales should expect about licences, safety checks, repairs and communications. You will learn how to check a landlord’s licence, what basic safety standards must be met, what official forms and reports are used, and how to challenge breaches or unlicensed occupation. It also outlines sensible steps tenants can take when facing poor maintenance, illegal eviction attempts or unclear tenancy responsibilities. The language is plain and aimed at tenants — if you need to act, this page points to the right official forms and the tribunal that handles housing disputes in Wales.
What Rent Smart Wales requires for HMOs
Rent Smart Wales requires landlords and agents of many privately rented properties in Wales to be licensed or registered, and it enforces basic standards to keep HMOs safe and properly managed.[1]
Key landlord responsibilities in HMOs include:
- Maintain basic safety standards such as fire precautions and secure access to reduce hazards.
- Carry out repairs and necessary maintenance so the property remains habitable.
- Protect and correctly handle any tenant deposits under the relevant scheme where required.
- Supply and keep written tenancy terms, licences or agreements and serve official notices when needed.
- Keep records of safety certificates, inspections and communications so tenants can see proof of compliance.
- Respect tenant privacy and follow legal rules on access, inspections and key handling.
How licences protect tenants
A valid Rent Smart Wales licence shows a landlord or agent has declared they meet minimum management standards and will be subject to enforcement if they do not follow the rules. Tenants can ask for licence details and check the live register before moving in or when issues arise.
If a landlord is licensed they must still meet repair and safety duties under housing law; licensing does not remove tenancy protections for tenants.
If your landlord is unlicensed or breaks rules
If you suspect your HMO is unlicensed, lacks safety certificates, or your landlord is failing repair duties, make a clear record of dates, photos and communications, and ask the landlord in writing to fix the problems. If that does not resolve the issue you can report concerns to Rent Smart Wales or seek a remedy through the tribunal system or local authority enforcement.[1][2]
- Record problems with photos, dates and written notes so you have evidence if a dispute follows.
- Contact the landlord or agent first in writing and give a reasonable deadline to carry out repairs.
- Report suspected unlicensed landlords or serious safety risks to Rent Smart Wales using their online reporting process.
- If necessary, apply to the First-tier Tribunal (Property Chamber) for a legal remedy such as a rent repayment or order for repairs.[3]
Official forms and where to use them
Many Rent Smart Wales applications and reports are handled through the Rent Smart Wales online portal. Relevant official forms or online processes tenants or landlords should know about include:
- Landlord or Agent licence application (online via the Rent Smart Wales portal) — used by landlords or agents to apply for or renew a licence; a tenant might ask to see the licence number before signing a tenancy.[1]
- Report suspected unlicensed landlord or agent (online report form) — used by tenants to alert Rent Smart Wales to possible unlicensed management or serious compliance failures; include photos and dates when you report.[1]
- Request for enforcement or evidence submission (via Rent Smart Wales or local authority processes) — used when tenants supply evidence for investigations; keep copies of everything you send.
FAQ
- Do all HMOs in Wales need a Rent Smart Wales licence?
- Not every shared property is automatically an HMO under the law, but many multi-occupancy houses do need a licence. Check the Rent Smart Wales register or their guidance to confirm whether a specific property requires licensing.[1]
- How can I check my landlord’s licence?
- Tenants can check the public Rent Smart Wales register online to confirm a landlord or agent’s licence status and see expiry dates; ask your landlord for the licence number and compare it with the register.[1]
- Can a landlord evict me for reporting safety concerns?
- It is unlawful for a landlord to retaliate against a tenant for exercising legal rights, such as reporting safety issues; if eviction action follows, get advice and keep records to show the sequence of events.
- Who hears housing disputes in Wales?
- Housing disputes including tenancy-related claims are handled by the First-tier Tribunal (Property Chamber) or by local courts depending on the type of claim; check the tribunal pages for the correct procedure.[3]
How-To
- Check the Rent Smart Wales public register for the landlord or agent’s licence details and note the licence number.
- Gather evidence: take dated photos, save messages and keep a simple written log of faults and requests for repair.
- Report serious safety risks or suspected unlicensed landlords to Rent Smart Wales using the online report form and attach your evidence.
- If an informal approach does not resolve matters, apply to the First-tier Tribunal (Property Chamber) or seek local authority enforcement for statutory remedies.
Help and Support / Resources
- Rent Smart Wales - check licences and report concerns
- Housing Act 1988 - primary legislation relevant to tenancies in England & Wales
- First-tier Tribunal (Property Chamber) - guide to application and hearings
