Living in shared housing or an HMO can raise safety concerns, and as a tenant in Wales you have clear options to report hazards to your council. This guide explains in plain language what counts as an HMO hazard, how councils assess risks under national rules, what enforcement actions may follow, and practical steps you can take to protect your health and tenancy. It also covers evidence to collect, timescales to expect, and how to escalate if a hazard is not fixed. The aim is to help renters and tenants in Wales navigate reporting with confidence, preserve safety in the home, and understand official remedies available from local authorities and tribunals.
What counts as an HMO hazard
An HMO hazard is any defect or danger in a house in multiple occupation that could harm health or safety. Councils use the Housing Health and Safety Rating System (HHSRS) to assess risk and decide on action; the operating guidance explains how hazards are scored and prioritised. HHSRS operating guidance[2]
- Serious damp, mould or poor ventilation that affects health.
- Lack of adequate heating or hot water that leaves rooms uninhabitable.
- Electrical hazards or issues affecting electrical safety.
- Plumbing failures, leaks or contaminated water supply.
- Blocked fire exits, missing smoke alarms or other fire-safety violations.
How to report hazards to your council
Start by telling your landlord or managing agent in writing and keep a copy. If the problem continues, report the hazard to your local council housing or environmental health team online or by phone; councils can inspect and use enforcement powers including improvement or prohibition notices. For issues linked to HMO licensing you can check national HMO licensing guidance and the process for applying for a licence on GOV.UK. Apply for an HMO licence[1]
- Collect evidence: dated photos, messages to your landlord, and a short log of incidents.
- Contact the council housing or environmental health team and ask for an inspection.
- Request a timescale in writing for when the council will inspect or respond, and note any deadlines.
- If the council offers a formal complaint or reporting form, submit it and keep a copy of the form and submission receipt.
What the council can do
After inspection, a council can require repairs, issue an improvement notice, prohibit use of part of a property, or take emergency remedial action if people are in immediate danger. Councils enforce national housing law and standards; in Wales enforcement follows the HHSRS approach and relevant housing statutes including the Housing Act 1988 and Rent Act 1977.[4][5]
- Improvement notice requiring specific repairs by a set date.
- Prohibition notice preventing use of dangerous rooms until fixed.
- Emergency remedial action where the council does urgent work and recovers costs from the landlord.
- Fines or prosecution for landlords who fail to comply with notices or licensing duties.
If the council does not act
If the council inspects but does not resolve the hazard, or if you believe enforcement was inadequate, you can escalate. Tenants in Wales can apply to the First-tier Tribunal (Property Chamber) for some types of disputes, or seek civil remedies; the tribunal site explains what cases it handles and how to apply. First-tier Tribunal (Property Chamber)[3]
- Apply to the tribunal or follow council appeals procedures if a formal decision can be challenged.
- Contact your local authority housing advice or a recognised advisory service for practical help.
- Keep all records, inspection reports and correspondence to support an application or legal claim.
FAQ
- Can my council force my landlord to repair HMO hazards?
- Yes. If a council finds a hazard after inspection it can use statutory powers to require repairs, impose prohibition orders or carry out emergency remedial work and recover costs from the landlord.
- Will reporting a hazard risk retaliation or eviction?
- Retaliation is unlawful in many circumstances; keep written records and seek advice. If you face unlawful eviction or harassment, contact the council and consider tribunal or legal action.
How-To
- Gather clear evidence: date-stamped photos, logs and copies of messages to your landlord.
- Check if the property should be licensed as an HMO and note any licence details.
- Submit a report to your local council housing or environmental health team, using their online form or phone service.
- Ask for an inspection and a written timescale for action; keep the council’s response.
- If the issue remains unresolved, apply to the First-tier Tribunal (Property Chamber) or seek further legal advice.
