Landlord fined for serious fire and safety risks to tenants

Landlord fined for serious fire and safety risks to tenants

A Cardiff landlord has been fined nearly £7,500 after a council found serious fire and electrical hazards at a House in Multiple Occupation (HMO) posing imminent risk of serious harm to tenants.

Delwara Choudhury pleaded guilty to 14 offences related to a three-storey Victorian property housing 10 unrelated tenants in six bedrooms. The property included a ground-floor mini market and was inspected by council officers in 2025.

The inspection revealed multiple safety failings including inadequate fire safety measures, exposed live electrical wiring accessible to occupants, damp and mould, unsafe stairs, insanitary kitchen and bathroom facilities, rodent infestation, poor lighting and ventilation, and missing handrails. The only escape route was unacceptably long and passed through several rooms, leaving all bedrooms as inner rooms without proper means of escape.

Inspection findings and legal consequences

The property lacked sufficient structural fire separation and fire doors. Although a fire alarm system was present, it was deemed inappropriate for the property type and its functionality was unclear. Due to these hazards, an Emergency Prohibition Order was issued in July 2025, requiring immediate evacuation of all residents and prohibiting reoccupation until remedial works were completed and approval granted by Shared Regulatory Services.

The investigation also found the property was not licensed as an HMO under the Housing Act 2004, no licence application had been submitted, and the property was not registered with Rent Smart Wales. Additionally, there was no licensed manager in place, resulting in offences under the Housing (Wales) Act 2014.

Choudhury was fined £700 for each of five offences, including failure to provide a suitable fire alarm system, inadequate structural fire separation, an out-of-date fire extinguisher, failure to licence the property, and failure to register with Rent Smart Wales. Total fines amounted to £3,500, alongside £2,500 in legal costs and a £1,400 victim surcharge. It is understood she has since ended her involvement with the property.

Context of HMO licensing and safety obligations

HMO licensing is a critical regulatory tool designed to ensure that properties housing multiple unrelated tenants meet minimum safety and management standards. The Housing Act 2004 mandates that certain HMOs must be licensed, with local authorities empowered to enforce compliance and impose sanctions for breaches. In Wales, additional registration requirements under the Housing (Wales) Act 2014 apply, including the need for licensed managers and registration with Rent Smart Wales.

Fire safety in HMOs is governed by regulations requiring adequate means of escape, fire detection and alarm systems appropriate to the property type, and proper structural fire separation. Electrical safety standards must also be maintained to prevent hazards such as exposed live wiring. Failure to meet these standards not only endangers tenants but exposes landlords to prosecution and financial penalties.

Practical implications for landlords and letting agents

This case highlights the importance for landlords and letting agents managing HMOs to rigorously maintain fire and electrical safety standards and comply with licensing and registration requirements. Properties must have suitable fire alarm systems, clear and safe escape routes, and regular safety inspections to identify and remedy hazards such as damp, mould, and infestations promptly.

Landlords should ensure that all required licences are obtained before letting HMOs and that properties are registered with relevant regulatory bodies like Rent Smart Wales. Employing a licensed manager where required is also essential. Letting agents must verify compliance on behalf of landlords and advise on necessary upgrades or remedial works to avoid enforcement action.

Regular communication with local authorities and staying informed about changes in legislation and licensing schemes is crucial. Failure to act can result in costly fines, legal costs, and enforced vacancy orders that disrupt rental income and damage reputations.

Ongoing uncertainties and areas to monitor

While this case is clear-cut, ongoing changes to HMO licensing schemes and fire safety regulations mean landlords must remain vigilant. Some local authorities are introducing more complex licensing fees and extended licensing requirements, which could increase compliance burdens.

Additionally, new fire safety guidance and electrical safety standards may emerge, requiring landlords to invest in upgrades or enhanced monitoring. The practical application of Emergency Prohibition Orders and the process for revoking them after remedial works can vary locally, so landlords should seek up-to-date advice.

There is also uncertainty about how enforcement priorities may shift with government housing policy changes, potentially increasing scrutiny on HMOs and other high-risk rental properties.

What landlords should consider now

• Review all HMO properties to confirm appropriate licences and registrations are in place.
• Conduct thorough fire safety risk assessments, focusing on means of escape, fire alarm systems, fire doors, and structural separation.
• Arrange electrical safety inspections to identify and rectify exposed wiring or other hazards.
• Address any damp, mould, infestations, or sanitation issues promptly to maintain habitability standards.
• Ensure that any required licensed managers are appointed and that Rent Smart Wales registration is current.
• Maintain clear records of inspections, repairs, communications, and compliance activities to demonstrate due diligence.
• Stay informed about local licensing fee changes and regulatory updates to anticipate cost and compliance impacts.

Keeping your rental properties compliant

Membership of The Landlord Association offers practical support and resources to help landlords and letting agents manage compliance challenges highlighted by this case. Our compliance guides and checklists cover fire safety, electrical safety, HMO licensing, and registration requirements relevant to Wales and across the UK.

Additionally, TLA’s ORBIT platform, currently in BETA testing, is being developed to assist landlords and agents in organising property records, managing rental documents, and tracking compliance actions. Features under testing include tools to record safety inspections, licensing status, and communications with tenants and authorities, helping members maintain evidence of compliance and prepare for inspections or enforcement visits.

Explore TLA membership and learn more about ORBIT BETA access to support your ongoing property management and compliance efforts.

Landlords should continue to check official government and local authority guidance regularly and seek professional advice where needed to ensure compliance with evolving regulations.

Sources: Landlord Today