HMO Licensing in Greater Manchester: What Landlords Need to Know
If you’re a landlord in Greater Manchester—or thinking of becoming one—understanding HMO (House in Multiple Occupation) licensing is essential. Failing to comply can result in hefty fines, legal trouble, or even the inability to rent your property. This guide will walk you through the essentials of HMO licensing in Manchester so you can protect your investment, stay compliant, and maximise your rental income.
🏠 What Is an HMO?
An HMO is a property rented out by three or more unrelated people who share facilities such as a kitchen or bathroom. These tenants form two or more households.
You are likely managing an HMO if:
- There are three or more tenants living in the property
- Tenants share common areas
- The tenants are not part of the same family unit
📋 When Is an HMO Licence Required?
✔️ Mandatory Licensing (Applies Nationally)
You must apply for a mandatory HMO licence if your property:
- Is rented to 5 or more people
- Forms 2 or more households
- Shares facilities like a kitchen or bathroom
🏙️ Additional Licensing in Greater Manchester
Some Greater Manchester councils (including Manchester City Council, Salford, and Oldham) have introduced additional licensing schemes. These extend licensing requirements to smaller HMOs, such as those with 3 or more tenants.
👉 Don’t assume you’re exempt if you have fewer than 5 tenants—check with your local authority.
🧾 How to Apply for an HMO Licence
Each council operates its own licensing process. You will typically need to:
- Complete an application form
- Provide floor plans and safety certificates (gas, electric, fire alarm)
- Pay a licensing fee (can range from £500 to £1,200+ depending on the council and size of the property)
- Pass an inspection for property standards and compliance
Licences usually last for 5 years, though some councils issue them for shorter periods.
⚠️ What Happens if You Don’t Have a Licence?
Letting an HMO without a valid licence is a criminal offence. Penalties include:
- Fines up to £30,000 per offence
- Rent repayment orders (you may have to repay 12 months’ rent to your tenants)
- Being banned from managing rental properties
🔐 What Are the Key Compliance Requirements for HMOs?
Licensing your HMO is only the first step. You must also meet strict ongoing compliance standards, such as:
- Minimum room sizes
- Adequate cooking and washing facilities
- Fire doors, alarms, and escape routes
- Proper waste disposal systems
- Gas and electric safety certification
- Annual PAT testing for appliances
🛠️ Do You Need to Make Property Improvements?
Many landlords are required to upgrade their properties to meet HMO safety standards. This might include:
- Installing interlinked smoke alarms
- Upgrading kitchen or bathroom facilities
- Adding fire-resistant doors or signage
📍 Useful Links for Greater Manchester Landlords
- Manchester City Council – HMO Licensing
- Salford City Council – Licensing
- Oldham Council – HMO Information
✅ Final Thoughts
HMO licensing in Greater Manchester can feel complex, especially with varying rules across boroughs, but getting it right is crucial. With the right advice and professional support, you can stay compliant, avoid penalties, and run a profitable, stress-free rental business.
Let Me Manchester can offer assistance throughout the HMO licensing process, including:
✅ liaising with respective councils
✅ filling out and submitting HMO licensing forms
✅ organising and preparing all relevant certification
✅ arranging inspections/meetings with council representatives at properties
✅ organising all works requested /listed by council to obtain the license
💬 Need Help with HMO Licensing or Management?
Get in touch with Let Me Manchester today for a free consultation and find out how we can manage your HMO for maximum compliance and profit.