HMO licensing in Manchester
Verified by a human · 13 July 2026Do you need an HMO licence in Manchester?
You need a mandatory HMO licence if your Manchester property houses 5 or more people from 2 or more households sharing facilities. Manchester also runs an additional licensing scheme, so smaller HMOs may need a licence too. Check the scheme boundary before assuming a 3–4 person HMO is exempt.
Licensing schemes in force
Mandatory HMO licensing
Applies district-wide to HMOs with 5+ occupants forming 2+ households. National scheme under the Housing Act 2004, Part 2. It has no end date and never lapses.
Additional licensing
Manchester runs an additional licensing scheme covering smaller HMOs. Check whether your property falls inside the designated area.
Selective licensing
A selective licensing scheme is in force in part of Manchester. Selective licensing covers all privately rented homes in a designated area, not just HMOs.
Council summary: Mandatory HMO licensing in force (5+ occupants, 2+ households). Additional and selective licensing schemes apply in designated areas — check current schemes with the council.
Article 4 direction
An Article 4 direction removes permitted development rights for HMO conversion in part or all of Manchester. Converting a family home (C3) to a small HMO (C4) needs planning permission inside the direction area. Large HMOs of 7+ occupants are sui generis and always need permission.
“In Manchester you need planning permission to let a house out to more than two unrelated people, if the house is currently not used as a House in Multiple Occupation. This because the Council has used a legal process called an Article 4 Direction which means that development, which in other places would not usually need planning permission, does in Manchester.”
Licence fees (2026)
| Application | Fee | |
|---|---|---|
| New licence | £1,321 | |
| Renewal | £1,121 | |
| Validity | 5 years |
Many councils split payment into two stages following the Gaskin ruling. The figures above are totals.
Track your Manchester HMO
HMOJO maps these rules onto your actual property, room by room, and reminds you before anything lapses. Free for your first property.
Start freeRoom sizes and amenity standards
| Standard | Requirement | Source |
|---|---|---|
| Bedroom, 1 adult | 6.51 m² minimum | National (mandatory condition) |
| Bedroom, 2 adults | 10.22 m² minimum | National (mandatory condition) |
| Bedroom, child under 10 | 4.64 m² minimum | National (mandatory condition) |
Local standards are where councils differ most, and they change without notice. Confirm with Manchester council before letting a room.
What you need to apply
- Gas safety certificate (CP12), current
- Electrical installation condition report (EICR), within 5 years
- Fire alarm and emergency lighting test certificates
- Floor plan with room sizes marked
- Fit and proper person declaration
- Energy performance certificate (EPC), E or above
What changed
- Page verified against current council sources.
- Renters' Rights Act commencement. Periodic tenancies noted in guidance.
Manchester HMO questions, answered plainly
Do I need an HMO licence in Manchester?+
You need a mandatory HMO licence if your Manchester property houses 5 or more people from 2 or more households sharing facilities. This is the England-wide mandatory rule under the Housing Act 2004. Manchester also runs an additional licensing scheme, so smaller HMOs may need a licence too. Check the scheme boundary before assuming a 3–4 person HMO is exempt. Confirm the current position with the council before accepting tenants.
How much does an HMO licence cost in Manchester?+
A new mandatory HMO licence in Manchester costs £1,321, and renewal costs £1,121. The licence runs for 5 years. Fees change with council budgets, so confirm before applying.
Does Manchester have an Article 4 direction for HMOs?+
Yes. An Article 4 direction is in force in Manchester (or part of it), which means planning permission is required to convert a family home (C3) to a small HMO (C4, up to 6 occupants). Check the exact boundary with the planning department, because directions often cover specific wards rather than the whole district.
What are the minimum room sizes for an HMO in Manchester?+
National minimums apply: 6.51m² for one adult, 10.22m² for two adults, and 4.64m² for a child under 10. Rooms under 4.64m² cannot be used for sleeping. Manchester may also apply local amenity standards for kitchens and bathrooms, so check before letting.
What happens if I run an unlicensed HMO in Manchester?+
Operating a licensable HMO without a licence is an offence under section 72 of the Housing Act 2004. The council can prosecute (unlimited fine) or issue a civil penalty of up to £30,000 per offence. Tenants can claim back up to 12 months of rent through a Rent Repayment Order, and Section 21 notices are invalid while the property is unlicensed.
Neighbouring councils
Know where your Manchester HMO stands.
HMOJO maps these rules onto your actual property, room by room, and reminds you before anything lapses. Free for your first property.
Sources
- Manchester council HMO licensing pages (checked 13 July 2026)
- Housing Act 2004, Part 2 (mandatory licensing framework)
- Licensing of HMOs (Mandatory Conditions) Regulations 2018 (room sizes)
HMOJO surfaces licensing information and shows its sources. It is not legal advice and we never certify that a property is compliant. Rules change, so confirm with Manchester council or a qualified professional before acting.