HMO licensing in Manchester: fees, schemes and how to apply
Written by Sam Allcock · Last updated 23 August 2026 · Facts checked against Manchester City Council's own published pages on the date above
A mandatory HMO licence in Manchester starts at £1,321 for a property with up to 5 occupants, paid as an initial £865 and a second £456, with the fee rising as occupant numbers increase (Manchester City Council, checked 23 August 2026).
Manchester doesn't currently run an additional licensing scheme, but it does run two live selective licensing schemes covering parts of Levenshulme, Moss Side, Rusholme, Longsight, Cheetham, Crumpsall, Harpurhey and Miles Platting & Newton Heath - so a smaller shared house outside the mandatory 5-person threshold can still need a licence if it falls in one of those areas.
Short on time?Let us prepare your Manchester HMO application - fixed fee, and we always show you the free official route first.
Get it done for you →This page sets out Manchester's own published fees and schemes - for the wider system, see our HMO & landlord licensing hub, and for the national rules on who needs a licence, see do I need an HMO licence?
This is general information sourced from Manchester City Council's own website, not legal advice - always confirm current fees and scheme boundaries with the council directly before you apply.
What's different about HMO licensing in Manchester?
Manchester licenses every large HMO (5+ occupants, 2+ households) under mandatory licensing city-wide, but unlike some councils it has no additional licensing scheme running for smaller HMOs at the time of writing (Manchester City Council, checked 23 August 2026).
Where Manchester goes further than many councils is selective licensing, which catches ordinary rented houses and flats - not just HMOs - in specific designated areas. Two schemes are live at once: Scheme 2 (Levenshulme, Moss Side & Whalley Range, Rusholme, The Royals, Longsight) and Scheme 3 (parts of Cheetham, Crumpsall, Harpurhey, Longsight, Miles Platting & Newton Heath, Moss Side), so a property's exact street matters as much as its occupant count.
What does an HMO licence cost in Manchester?
Manchester's mandatory HMO fee rises in tiers by occupant numbers, starting at £1,321 for up to 5 occupants (Manchester City Council, checked 23 August 2026).
This starting figure is corroborated against Manchester City Council's own fee table, but the full tier-by-tier breakdown wasn't independently re-verified line by line on this pass - check the exact fee for your property on Manchester City Council's own fees page →
✓ Checked against Manchester City Council, 23 August 2026
Does Manchester run additional or selective licensing?
| Scheme | Status in Manchester |
|---|---|
| Mandatory HMO licensing | City-wide, applies to every large HMO (5+ occupants, 2+ households) |
| Additional licensing | Not currently in force anywhere in Manchester |
| Selective licensing - Scheme 2 | Levenshulme, Moss Side & Whalley Range, Rusholme, The Royals, Longsight (9 August 2023 to 8 August 2028) |
| Selective licensing - Scheme 3 | Parts of Cheetham, Crumpsall, Harpurhey, Longsight, Miles Platting & Newton Heath, Moss Side (24 May 2025 to 23 May 2030) |
Scheme boundaries are reviewed periodically and can change - always check your exact street on the council's own area lookup before assuming you're inside or outside a designation.
How do you apply for an HMO licence in Manchester?
You apply directly through Manchester City Council's own website, checking first whether your property needs a licence at all before starting (Manchester City Council, checked 23 August 2026).
- Check if your property needs a licence using the council's HMO and selective licensing area pages - occupant count and postcode both matter.
- Gather your property details - room sizes, occupant and household numbers, gas and electrical safety certificates.
- Apply online and pay the first-stage fee.
- Complete the council's property inspection and pay the second-stage fee once your application is approved.
- Receive your licence and keep records ready in case of a compliance check.
How long does a Manchester HMO licence take?
Manchester City Council's pages reviewed for this guide didn't set out a fixed licence duration or processing timescale (checked 23 August 2026) - confirm current turnaround and licence length with the council's private landlords team once you've submitted your application.
Frequently asked questions
How much does an HMO licence cost in Manchester?
Fees start at £1,321 for a property with up to 5 occupants, paid as an £865 initial payment and a £456 second payment, rising with occupant numbers - confirm your exact tier on the council's fee page.
Does Manchester have additional licensing for smaller HMOs?
No - Manchester doesn't currently run an additional licensing scheme, so smaller HMOs (3-4 occupants) generally don't need a licence unless the property falls inside one of the city's selective licensing areas.
What is selective licensing and does it apply to my Manchester property?
Selective licensing covers any privately rented property - not just HMOs - in a designated area. Manchester currently runs two schemes covering parts of Levenshulme, Moss Side, Rusholme, Longsight, Cheetham, Crumpsall, Harpurhey and Miles Platting & Newton Heath - check your exact street against the council's area lookup.
Where do I apply for a Manchester HMO or selective licence?
Directly through Manchester City Council's own website - start by checking whether your property needs a licence, then apply and pay online.
apply for licence is an independent guide and is not affiliated with, endorsed by, or connected to Manchester City Council, GOV.UK or any government body. This page is general information, not legal advice - for anything specific to your property, contact Manchester City Council's private landlords team directly.