Understanding HMOs: What Every Renter in Wales Should Know

If you rent a room in shared accommodation in Wales, you may be living in an HMO – a House in Multiple Occupation. Knowing what this means is important for your rights, safety, and understanding of how your landlord must look after the property.

What Does HMO Mean in Wales?

HMO stands for House in Multiple Occupation. In Wales, this is clearly defined by law:

• Three or more people live in the property
• At least two different households (not related or not one family)
• They share basic facilities, such as a kitchen, bathroom, or toilet

This includes shared houses, some bedsits, and flats where tenants share areas but have separate agreements. For official guidance, visit the Welsh Government HMO Guidance.

Examples of HMOs

• A house shared by three professionals, each on separate contracts
• A property divided into bedsits, with shared bathroom and kitchen
• A group of university students renting rooms and sharing facilities

Licensing Rules and Your Rights

Your landlord must have a HMO licence from the local council if:

• The property has five or more people forming two or more households, and
• Rooms are on more than one floor (or a purpose-built flat in a block of at least three flats)
• Or, any property the council identifies as needing a licence (see with your local Welsh council)

Licensing helps ensure the property is safe and suitable. Check if your home is licensed with your local council if you are unsure.

Landlord Responsibilities in HMOs

Your landlord has added duties under Welsh law to:

• Meet strict fire and safety standards
• Ensure there are enough toilets, baths, and kitchens for everyone
• Keep communal areas clean and in good repair
• Manage rubbish disposal
• Carry out annual gas safety and regular electrical checks

If you notice safety hazards or neglect, you can ask the council for an HMO inspection.

Your Tenancy Agreement and the Legislation

Most renters in HMOs in Wales have either an assured shorthold tenancy or an occupation contract under the Renting Homes (Wales) Act 2016^[1]. This law sets out your rights and the obligations of your landlord, such as giving proper notice for rent increases or evictions.

Official Forms and How to Use Them

• RHW4: Notice to End an Occupation Contract – Used if your landlord wants to end your contract. For details, see the Welsh Government notice guidance. Your landlord must use the correct form and notice period. If you are unsure, get help before moving out.
• Application for HMO Licensing (no set form number) – If you suspect a property you live in should be licensed but is not, report your concern using your council's HMO licensing application or complaint form (see your local council).

If you have a complaint about licensing or safety and the council does not resolve it, you may appeal decisions through the Residential Property Tribunal Wales.

What to Do if You Have a Problem in an HMO

Issues like poor maintenance, lack of fire safety, or unclear rent changes can be particularly worrying in shared housing. Here are some action steps:

• Raise concerns in writing to your landlord.
• If there's no response or the problem is urgent (e.g., fire safety), contact your local council’s housing enforcement team.
• If you receive a notice to leave, check it's valid under the Renting Homes (Wales) Act 2016, and seek advice.

Always keep copies of all communications and take photos of any hazards, if safe to do so.

Frequently Asked Questions About HMOs in Wales

1. How do I check if my shared house is an HMO?
   If you live with at least two unrelated people and share facilities, it is likely an HMO. Contact your local council for confirmation if you are unsure.
2. Does my landlord need a special licence for our house?
   If there are five or more people from at least two households, the property almost always needs an HMO licence. Smaller HMOs may still need licensing depending on local council rules.
3. What can I do if I think my home is unsafe?
   Report your concerns to the landlord in writing. If not resolved quickly—especially with fire or health hazards—contact the council’s private housing team for an inspection.
4. Can I be evicted easily from an HMO in Wales?
   Your landlord must follow the correct process under the Renting Homes (Wales) Act 2016. This usually means proper written notice and, in many cases, a minimum notice period. Seek advice if you receive a notice.
5. What if my landlord won’t make repairs?
   You can contact your local council for support. They can inspect and, if required, order the landlord to carry out repairs—especially in licensed HMOs.

Key Takeaways for Renters in Wales

• Most shared houses with unrelated people are HMOs—check with your local council if unsure
• Licensed HMOs must meet strict safety standards and extra rules
• Know your rights under the Renting Homes (Wales) Act 2016 and seek help if you have problems

Understanding if your home is an HMO puts you in a stronger position to get repairs, stay safe, and challenge unfair treatment.

Need Help? Resources for Renters

• Welsh Government HMO Guidance – Official explanation and resources
• Shelter Cymru: Shared Housing Advice
• Residential Property Tribunal Wales – For appeals and disputes
• Find Your Local Welsh Council – To check licensing, report concerns, or request inspections
• Welsh Government Housing Contact

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1. Renting Homes (Wales) Act 2016 – Full Legislation Text
2. Welsh Government – Houses in Multiple Occupation (HMO) Guidance
3. Residential Property Tribunal Wales – Official Site

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