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Houses in Multiple Occupation (HMO) Licensing
Wales
Last updated: 22/09/2025 • First published: 22/07/2020
Introduction
While many families do live in the private rented sector, a number of properties are classed as house in multiple occupation (HMO). These properties are rented out to people who share no family ties; often the tenants are students or young professionals.
Due to the nature of these tenancies, there are a number of additional requirements placed on landlords who manage HMO properties. This includes more rigorous fire safety requirements, waste disposal rules and potentially the need to apply for a licence to manage the property.
As a result, it is important to understand whether or not you have a HMO and what additional requirements you need to abide by as the manager of a HMO property.
This guide is intended to provide you with the information you need to understand whether you have a HMO and what you are required to do as a HMO manager if you are.
Is my property a HMO?
If your property meets any of the criteria below it will be a HMO unless an exemption applies–
- The standard test or self-contained flat tests- a self-contained building or flat shared by at least three people in which more than one household shares a basic amenity such as a toilet, bathroom or cooking facilities
- The converted building test - a building that has been converted and does not entirely comprise of self-contained flats. For example, a property where the bathroom is out in a separate hallway rather than inside the flat.
- Section 257 HMO - a converted block of self-contained flats where fewer than two-thirds of the flats are owner-occupied and the standard of the conversion does not meet the relevant building standards.
- A local authority defined HMO – where the property is not solely used as residential accommodation but meets the criteria of one of the other tests, the local authority may designate the property as a HMO.
This guide covers a number of topics so that landlords can confidently identify whether they have a HMO, what licensing may apply to them, and how they should go about managing the property if they do.
By registering on the NRLA site you will gain access to the full guidance on HMO properties alongside a number of other guides to ensure you are always meeting your legal requirements.