Furnishing an HMO in Cardiff: What Landlords Need to Know

Houses in multiple occupation (HMOs) are a big part of the Cardiff rental market, especially around Cathays and Roath. Furnishing one well is about more than buying beds. Licensing, fire safety and durability all need thinking about.

First: does your property need a licence?

Mandatory licensing applies across Wales to HMOs of three or more storeys with five or more people forming two or more households who share facilities such as a kitchen or bathroom.

Additional licensing goes further. Cardiff Council has run additional licensing schemes in Cathays and Plasnewydd (Roath), which bring smaller HMOs into licensing too. Schemes are reviewed every few years, so check the current areas with Shared Regulatory Services, which handles licensing for Cardiff.

Separately, anyone letting or managing a rental property in Wales must be registered with Rent Smart Wales, and anyone doing letting or management work needs a Rent Smart Wales licence.

What licensing means for furniture

HMO licence conditions focus on fire safety, amenities and management. For furniture, that means:

• Every upholstered item and mattress must meet the fire safety regulations, with labels in place. See our guide to furniture fire safety.
• Keep escape routes clear. Don’t put furniture or storage in hallways, landings or on stairs.
• Provide enough kitchen storage and facilities for the number of occupants. The council publishes amenity standards, so check them before you buy.

A room-by-room spec that works

Each bedroom

• A sturdy bed frame. Metal or solid frames survive far longer than cheap flat-pack.
• A contract-grade mattress with a waterproof protector.
• A wardrobe or hanging space, plus a chest of drawers.
• A desk and chair. These are essential for students and increasingly expected by professionals working from home.
• A bedside table and good lighting.

Shared areas

• Enough seating for the number of tenants.
• A dining table and chairs, unless the layout really doesn’t allow one.
• Kitchen cupboard and fridge space for each tenant.

Think about durability and replacement

HMO furniture works harder than furniture in a family home. Choose:

• Wipe-clean finishes and hard-wearing fabrics
• The same spec in every room, so replacements are quick and rooms are fair to let at the same rent
• Assembled delivery, so beds and wardrobes are built properly and not half-tightened by a tired tenant

Budgeting

Price by the room, not the house. Ask suppliers about bulk pricing for three or more rooms, invoice terms and how quickly they can replace a single item mid-tenancy. That last one matters when a bed breaks in October.

Our HMO packages are quoted room by room, with bulk pricing, priority delivery slots and an account manager. Call us on 029 2294 0071 for a quote.

This article is general information for landlords, not legal advice. Rules change, so check the latest position with Rent Smart Wales, your local council or a qualified adviser before acting.

Need a rental furnished quickly? uBee supplies landlord furniture packages across Cardiff and South Wales, delivered and assembled on site. See our landlord packages or call 029 2294 0071.