North West
HMO licensing in Manchester
Manchester City Council requires a mandatory licence for HMOs occupied by 5 or more people from 2 or more households. It also runs selective licensing in designated areas, covering privately rented homes that are not licensable HMOs. The published licence fee starts at £1,321 (£1,121 to renew).
Mandatory licence
5+ people, 2+ households
National scheme
Additional / selective
Selective
Council-designated schemes
Licence fee
From £1,321
Renewal £1,121
Decision time
About 9 weeks
The council's stated aim
Licensing schemes in Manchester
Manchester has no additional HMO licensing scheme. Its earliest selective licensing designations (Hyde Road and The Ladders in Gorton and Abbey Hey, Ben Street in Clayton and Openshaw, and Trinity in Harpurhey) came into force 1 May 2022 and end 30 April 2027; other small-area selective designations run 2023-2028 (from 9 August 2023) and 2025-2030 (from 24 May 2025).
- In force from
- 1 May 2022
- Scheme ends
- 30 April 2027
Verified 24 September 2026
Licence fees
The published fee for a new HMO licence is £1,321, and £1,121 to renew. Fees can depend on the number of occupants or lettings, and they are reviewed each year.
For a five-occupant HMO, the £1,321 fee is paid in two instalments: £865 administration on application and £456 when the licence is granted. Subsequent new applications receive a £50 discount on the administration fee; eligible renewal applications receive a £200 discount on the administration fee, making the renewal total £1,121. Fees vary with the number of occupants and the council schedule should be checked before payment.
Check the current fee on the council website (manchester.gov.uk) before you apply.
Additional and selective licence fees
Fees for council-designated schemes are set separately from the mandatory HMO fee. Figures are the standard full-rate fee for a new licence, before any discounts.
Selective licence
£964
Ranges from £798 to £964
Full-rate fee for a new selective licence for one dwelling in the most recent (2025) designated areas: application fee £469 + grant fee £495. Fees differ by designated area and designation year (see minFeeGbp / maxFeeGbp).
Early-bird rates applied during each area's 3-month pre-commencement window (for the 2025 areas: £764 = £467 + £297) and have now ended. A reduced 'subsequent application' fee applies for subsequent applications (2025 areas: £864 = £395 + £469; 2023 areas: £828; 2022 areas: £694).
Scheme: From 24 May 2025 to 23 May 2030
Checked 2 October 2026 against manchester.gov.uk
Minimum room sizes
| Child bedroom | 4.64 m² minimum floor area for one person aged under 10. |
|---|---|
| Double bedroom | 10.22 m² minimum floor area for two people aged over 10. |
| Single bedroom | 6.51 m² minimum floor area for one person aged over 10. |
National minimums for licensed HMOs are 6.51 m² for one adult and 10.22 m² for two adults; councils can apply higher local standards.
Fire safety requirements
- Install a fire detection system including smoke alarms and keep it in proper working order.
- Keep annual fire-detection, firefighting-equipment and gas-safety inspection certificates available for the council.
- Provide a reasonably accurate plan showing room dimensions, smoke/heat detectors and fire doors as part of a valid application.
- Keep escape routes clear and provide fire doors, emergency lighting and other precautions required by the property risk assessment and licence conditions.
Kitchen, bathroom and amenity standards
- Provide suitable kitchen, bathroom, WC and washing facilities for the number of people stated on the licence.
- Provide a kitchen with adequate cooking, food-preparation, storage and washing facilities, with constant hot and cold water.
- Keep shared parts, facilities and amenities clean, safe, working and in good decorative repair throughout the licence period.
- Manage household waste using the council scheme and provide occupiers with written terms of occupation.
Documents you will need
- Gas safety certificate (CP12) — Within the last 12 months for every gas appliance on the property.
- EICR — Electrical Installation Condition Report, dated within the last five years.
- EPC — Valid Energy Performance Certificate for the property.
- Floor plan with room dimensions — To scale, showing every room and its floor area against the HMO minimums.
- Fire risk assessment — Current assessment of the property's means of escape, alarms and compartmentation.
Sources
Compiled from the council’s own published pages and documents; data reviewed September 2026. Rules and fees change, so always confirm with Manchester City Council before applying. This is general information, not legal advice.