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Property Licensing Guide for Manchester
Manchester currently operates selective licensing; mandatory HMO licensing applies everywhere. Last checked: 3 July 2026.
This free guide will provide you with the key details regarding what licensing requirements are necessary in this area and how to apply for a licence.
New to this? Read our overview: What is selective licensing?
Manchester Property Licensing Schemes
Got questions about licensing schemes in Manchester? We’re here to help. This free guide will provide you with the key details regarding what licensing requirements are necessary in Manchester and how to apply for a licence.
Is manual compliance causing a headache for your agency? At Kamma, we specialise in automating licensing compliance for agents across the UK. If you need any assistance in getting your property portfolio compliant, find out how we can help letting agents here.
Not sure whether a Manchester property needs a licence? Kamma's free checker tells you in seconds — across selective, additional and HMO schemes.
Check a Manchester property →What are the licensing requirements for Manchester?
Mandatory licensing in Manchester
Mandatory HMO licensing applies across Manchester (and all of England) to larger HMOs — properties occupied by five or more people forming more than one household, including:
- Shared houses and flats occupied by students and young professionals.
- Properties converted into bedsits with some shared facilities.
- Properties converted into a mix of self-contained and non-self-contained accommodation.
Do I need an additional property licence in Manchester?
Additional licensing requires smaller HMOs in a designated area to be licensed — a privately rented property with three or more people forming more than one household.
Manchester does not currently operate an additional HMO licensing scheme; larger HMOs are covered by the national mandatory HMO scheme.
Do I need a selective licence in Manchester?
Selective licensing requires almost all privately rented properties in a designated area to be licensed, regardless of the number of occupants.
Manchester operates selective licensing — the current designation is set out below.
Selective licensing: 1 May 2022 to 30 April 2027 — covering Clayton & Openshaw.
Selective licensing: 1 May 2022 to 30 April 2027 — covering Harpurhey.
Selective licensing: 1 May 2022 to 30 April 2027 — covering Gorton & Abbey Hey.
Selective licensing: 1 May 2022 to 30 April 2027 — covering Gorton & Abbey Hey.
Selective licensing: 1 May 2022 to 30 April 2027 — covering Clayton & Openshaw, Gorton & Abbey Hey and Harpurhey.
Selective licensing: 9 August 2023 to 8 August 2028 — covering Longsight.
Selective licensing: 9 August 2023 to 8 August 2028 — covering Rusholme.
Selective licensing: 9 August 2023 to 8 August 2028 — covering Levenshulme.
Selective licensing: 9 August 2023 to 8 August 2028 — covering Rusholme.
Selective licensing: 9 August 2023 to 8 August 2028 — covering Moss Side and Whalley Range.
Selective licensing: 9 August 2023 to 8 August 2028 — covering Levenshulme.
Selective licensing: 9 August 2023 to 8 August 2028 — covering Longsight.
Selective licensing: 9 August 2023 to 8 August 2028 — covering Moss Side and Whalley Range.
Selective licensing: 24 May 2025 to 23 May 2030 — covering Cheetham.
Selective licensing: 24 May 2025 to 23 May 2030 — covering Cheetham, Crumpsall, Harpurhey, Longsight, Miles Platting & Newton Heath and Moss Side.
Selective licensing: 24 May 2025 to 23 May 2030 — covering Crumpsall.
Selective licensing: 24 May 2025 to 23 May 2030 — covering Longsight.
Selective licensing: 24 May 2025 to 23 May 2030 — covering Moss Side.
Selective licensing: 24 May 2025 to 23 May 2030 — covering Harpurhey.
Selective licensing: 24 May 2025 to 23 May 2030 — covering Miles Platting & Newton Heath.
Mandatory HMO licensing: in force since 2006 for HMOs of five or more people forming more than one household.
How do I apply for a licence?
You can apply for a licence via Manchester Council’s website here. Or let Kamma’s expert team process the application for you.
How much does a license cost?
HMO licence fee: from £1,321 (5 occupants) rising to £2,721 (50+), including a £456 grant fee; £200 renewal discount.
Selective licence fee: see the council’s selective licensing fees page.
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Manchester Property Licensing FAQs
What licensing schemes does Manchester operate?
Manchester operates selective licensing (1 May 2022 to 30 April 2027), alongside the national mandatory HMO scheme. See the scheme details above.
Do all properties in Manchester need a licence?
It depends on the scheme and your property. Where selective licensing applies, most privately rented homes need a licence; HMOs fall under mandatory or additional licensing depending on size and occupancy.What if my property doesn't have a licence?
Operating an unlicensed property that requires a licence can bring civil penalties of up to £40,000 per property, rent repayment orders of up to 24 months, and being unable to serve a Section 21 notice. Letting agents can be held jointly liable.Can letting agents apply on behalf of landlords?
Yes. Letting agents can apply for property licences on behalf of landlords in Manchester, and many manage the full process.
How do I apply for a Manchester property licence?
You can apply through Manchester Council’s website (licensing pages), or use a managed service such as Kamma.
How long does an application take?
Processing times vary with the council’s workload and the quality of the application. A complete, correctly prepared application is processed fastest.
Why did Manchester introduce selective licensing?
Selective licensing is used to improve housing conditions and tackle anti-social behaviour in the private rented sector.
Why did Manchester introduce additional licensing?
Additional HMO licensing addresses overcrowding, disrepair and management standards in smaller HMOs not covered by the national mandatory scheme.
What are the conditions to obtain an HMO licence in Manchester?
The council’s HMO licence conditions set standards for fire safety, amenities, room sizes and management (licence conditions).
About Manchester
Manchester is a city and metropolitan borough in Greater Manchester, northwestern England. Historically part of Lancashire, with areas in Cheshire, it is the nucleus of the largest metropolitan area in northern England. Known globally for its Premier League football clubs, Manchester United and Manchester City, the city was a pioneer of the Industrial Revolution. From a market town of 10,000 in 1717, it grew to a manufacturing hub with over 300,000 residents by 1851, driven by the textile industry. Despite a decline in the 20th century due to industrial challenges, Manchester remains a key regional city. The city covers 45 square miles, with Greater Manchester spanning 493 square miles. As of 2011, the population was 503,127 for the city and 2,682,528 for Greater Manchester.
Licensing Enforcement in Manchester
Manchester Council enforces property licensing across its schemes. Letting a property without the required licence risks prosecution, civil penalties of up to £40,000 per property, and rent repayment orders of up to 24 months — with letting agents jointly liable alongside landlords.
