Proposed legislation draws on lessons from Grenfell and brings Wales in line with England’s building safety reforms
The Welsh Government has unveiled the Building Safety (Wales) Bill in the Senedd, setting out fresh legal duties for building owners and managers—particularly those operating houses in multiple occupation (HMOs). The legislation mirrors similar laws introduced in England following the Grenfell Tower tragedy and is set to come into force in 2027.
The Bill introduces a tiered system of responsibilities for duty holders—typically building owners or managers—based on the height and scale of the property. These legal obligations cover fire and building safety for all multi-occupied residential buildings with two or more homes, and include:
* Buildings over 18 metres tall or with at least seven storeys;
* Buildings under 18 metres but with at least five storeys;
* Smaller buildings below 11 metres and under five storeys.
HMOs are brought within the scope of the Bill, but only under specific conditions. Properties let by the room—often the case in shared housing—are affected, whereas those let on a joint tenancy are not. Similarly, resident landlords with one or two lodgers will be exempt, even if renting room by room.
In buildings that fall under the new legislation, landlords will face stricter fire safety obligations. These include annual fire risk assessments carried out by a qualified professional and a requirement not to act in a way that creates a significant fire risk. While HMOs will not be subject to building safety regulations such as registration with a safety authority, they must comply fully with the fire-related elements of the Bill.
Tenants, too, will have responsibilities under the proposed law. They must avoid behaviours that pose a fire risk, with landlords able to apply to the residential property tribunal for a contravention order if tenants fail to comply.
Fire safety enforcement will fall to the local fire and rescue service, while local authorities will be tasked with upholding building safety measures in larger properties.
The Bill marks a significant step in aligning Welsh housing safety regulations with those already in force in England, and comes amid a broader reassessment of high-rise and multi-occupancy living standards in the UK.