SWANSEA, 24 October 2026: Landlords letting shared houses in South Wales face different HMO licensing rules depending on which council covers the property, with Swansea, Rhondda Cynon Taf (RCT) and Cardiff each taking a different approach.
Across Wales, mandatory licensing applies to HMOs with three or more storeys, five or more occupants and two or more households. Councils can also introduce Additional licensing schemes to cover smaller shared houses.
In Swansea, the Additional HMO Licensing Scheme started on 14 February 2026 and applies to smaller shared houses in the Castle, Uplands, St Thomas and Waterfront wards. Swansea Council’s HMO team has said it does not currently ask for a fire risk assessment with a licence application, but may ask to see one at any point during the licence period, and that this could change. The council expects landlords to hold a written assessment, reviewed at least once a year and whenever the tenancy or layout changes. At inspection, the Regulatory Reform (Fire Safety) Order 2005 applies to the common parts of the property.
In Rhondda Cynon Taf, the Additional licensing scheme covers the whole county borough from 1 April 2024 to 31 March 2029, according to the council’s public notice (https://www.rctcbc.gov.uk/EN/Business/InformationforLandlords/HousesinMultipleOccupationHMOsAdditionalLicensingPublicNotice%e2%80%93RhonddaCynonTaf.aspx). The notice says that operating a licensable HMO without a licence is an offence punishable by a fine of up to £20,000, and that tenants can apply to a tribunal for a rent repayment order of up to 12 months’ rent paid while the property was unlicensed.
In Cardiff, the council’s HMO team has said that a proposed Additional scheme for Plasnewydd is not in force and remains under consultation, with no date set. Mandatory licensing continues to apply across the city.
The differences mean a landlord with properties in more than one council area cannot assume the same rules apply. Landlords unsure whether a property needs a licence are advised to contact the housing team at the council that issues licences, as requirements can change.
Sources: Swansea Council HMO team; Cardiff Council HMO team; Rhondda Cynon Taf County Borough Council, Additional HMO Licensing public notice.
