Tenant Rights in Shared Houses and HMOs in Wales

If you rent a room in a shared house, house in multiple occupation (HMO), or as a lodger in Wales, it’s important to know your rights and responsibilities. Renting in shared housing brings unique rules and protections. This article explains the latest laws, your key rights, and what to do if issues arise.

What Is Shared Housing and an HMO?

In Wales, shared housing typically means you live with other people who are not part of your household. A House in Multiple Occupation (HMO) is housing where:

• At least three tenants form more than one household, sharing facilities (like a kitchen or bathroom)
• The property is your main home
• It isn’t all members of the same family

Any HMO must meet certain safety and management standards and should be licensed with Rent Smart Wales if required. You can check more about what is considered an HMO in Wales.

Your Tenancy Rights in Shared Houses and HMOs

The law in Wales protects nearly all renters, including those in shared homes, under the Renting Homes (Wales) Act 2016. Since December 2022, nearly all renters are now known as "contract-holders" and have an occupation contract rather than a tenancy agreement.

Key Renter Protections

• Written statement: You must get a written contract outlining your rights and landlord’s responsibilities.
• Security of tenure: You are protected from eviction except in specific circumstances and with proper notice.
• Right to repairs: Landlords are legally responsible for most major repairs and for keeping the property safe and habitable.
• Sensible notice: Most renters must be given at least six months’ notice if the landlord wants to end your agreement (exceptions apply for serious breaches).
• Deposit protection: Any deposit must be protected in a government-approved scheme.

If you live with your landlord as a lodger, your rights may be different and you may have less protection from eviction. For more, see the Welsh Government's official renting guidance.

Rent Increases in Shared Housing

Landlords can only raise your rent in shared housing or HMOs in Wales by following the correct legal process. Usually, they must give a minimum of two months’ written notice using the proper form.

Official Form: RHW15 Notice of a Rent Increase

• Form name: Notice of a Rent Increase (RHW15)
• When to use: Your landlord must use this when proposing a rent increase for a periodic standard occupation contract.
• Example: If you receive an RHW15 form, check the details match your contract and the notice period is correct.
• Link: Download the RHW15 form

How to Challenge a Rent Increase

If you receive a rent increase notice and want to challenge it, you must act quickly. The process is:

• Review the RHW15 form to ensure it is properly completed and you have had enough notice
• If you object, apply to the Residential Property Tribunal Wales within the timeframe stated in your notice (usually one month from receiving the notice)

The tribunal will assess if the new rent is fair compared to similar local properties. Find guidance and application forms at the official Residential Property Tribunal Wales website.

Eviction Rules in Shared Housing

Evicting renters from shared housing in Wales must follow legal steps under the Renting Homes (Wales) Act 2016.

• Your landlord cannot ask you to leave without giving proper written notice, except for certain breaches (like serious rent arrears or antisocial behaviour)
• Standard contracts require at least six months’ notice with a RHW16 form (except for specific breaches)
• Lodgers who live with their landlord usually have less notice period and different rules

Official Form: RHW16 Landlord’s Notice to End a Periodic Standard Contract

• Form name: Landlord’s Notice to End a Periodic Standard Contract (RHW16)
• When to use: Landlords must use this to legally end a periodic standard occupation contract
• Example: If you receive an RHW16, check the date, reason, and that you have received at least the minimum notice period
• Link: Download the RHW16 form

Repairs and Health & Safety in Shared Housing

Landlords must keep communal areas and your room safe and fit to live in. If you report repairs that aren’t done, you can contact your local council’s housing team for help with enforcement. See official repairs guidance for contract-holders.

How to Make a Complaint or Resolve Disputes

If your landlord fails to meet their legal duties, follow these steps:

• Write to them outlining the problem and requested solution
• Allow reasonable time for action
• If unresolved, contact your council’s private sector housing or environmental health team
• For rent or eviction issues, consider applying to the Residential Property Tribunal Wales

The Residential Property Tribunal Wales is the official body handling rental disputes and rent assessment appeals.

FAQ: Shared Housing Tenant Rights in Wales

1. What is an HMO in Wales and do HMOs need a licence?
   An HMO is a home shared by at least three tenants not from one household. Most HMOs in Wales must be licensed with Rent Smart Wales.
2. How much notice does my landlord need to give me to move out?
   For most standard occupation contracts in shared homes, landlords must provide at least six months’ notice using the RHW16 form, except for serious breaches.
3. Can my landlord enter my room without permission?
   Landlords generally need to give at least 24 hours’ notice (unless it’s an emergency) and must have a valid reason, such as repairs or inspections.
4. How do I challenge a rent increase in a shared house?
   If you disagree with a rent increase, you can apply for a rent assessment through the Residential Property Tribunal Wales within the timeframe on the RHW15 notice.
5. What should I do if repairs aren’t done?
   Request repairs in writing. If still unresolved, report the issue to your local council’s private sector housing team for enforcement action.

Key Takeaways for Shared Housing Renters

• Welsh laws give strong rights to renters in shared houses and HMOs, including minimum notice periods and repair standards
• Use the correct official forms (RHW15 for rent increases, RHW16 for evictions)
• If issues persist, seek help from your local council or the Residential Property Tribunal Wales

Understanding your obligations and protections as a tenant helps you take confident action if problems arise in your shared home.

Need Help? Resources for Renters in Wales

• Welsh Government: Housing advice and guidance
• Rent Smart Wales – information on HMOs and landlord licensing
• Residential Property Tribunal Wales – rent and eviction disputes
• Find your local council housing service
• Welsh Government renting guidance for tenants

---

1. Renting Homes (Wales) Act 2016
2. Welsh Government renting guidance
3. Residential Property Tribunal Wales
4. Rent Smart Wales: What is an HMO?
5. Official Form RHW15
6. Official Form RHW16
7. Housing repairs guidance (Welsh Government)

Categories

Tenant Rights & Responsibilities Rent, Deposits & Increases Tenancy Types & Agreements Moving In & Out Procedures Repairs, Maintenance & Housing Standards Eviction Notices & Repossessions Shared Housing, HMOs & Lodgers Discrimination, Harassment & Accessibility Utilities, Bills & Council Tax Affordable Housing, Social Housing & Benefits Dispute Resolution & Housing Tribunals Health, Safety & Fire Regulations Privacy, Landlord Entry & Surveillance Unusual & Special Tenancy Situations Renters’ Insurance & Liability Homelessness Support & Post-Eviction Help Landlord Duties, Licensing & Penalties Housing Law, Legal Updates & Case Studies Mental Health, Disability & Vulnerable Renters’ Rights Rent Repayment Orders & Compensation