Do I need an HMO licence in Manchester? (2026)
Last updated 2026-06-20
In Manchester, an HMO licence is required where a property is let to 5 or more people forming 2 or more separate households who share a kitchen, bathroom or toilet. Manchester operates Mandatory, Selective licensing, which can require a licence for smaller shared homes below the mandatory threshold. The council fee is £1,321 and Manchester typically processes applications in around 9 weeks. Get HMO Licence completes and submits the whole application for £599.
Check & start my Manchester application — £599
- Licence needed?
- Yes, where a property is let to 5 or more people forming 2 or more separate households who share a kitchen, bathroom or toilet
- Schemes in operation
- Mandatory, Selective licensing
- Council fee
- £1,321
- Processing time
- 9 weeks
- Article 4
- check with Manchester
How much does an HMO licence cost in Manchester?
The council fee for an HMO licence in Manchester is £1,321, with our done-for-you service at £599.
| Item | Cost |
|---|---|
| Council fee — on application (Part A) | £865 |
| Council fee — on grant (Part B) | £456 |
| Council fee — total (paid to the council) | £1,321 |
| Get HMO Licence — we do it for you | £599 |
| Measured floor plan where the council requires a scaled plan | Price on request |
| Fire risk assessment where required for the licence | Price on request |
Verified 2026-06-20
The council’s own fee is paid directly to the council — we add no markup.
Scheme types in Manchester
- Mandatory HMO licensing applies to larger HMOs (5 or more people forming 2 or more separate households who share a kitchen, bathroom or toilet).
- Manchester operates selective licensing for certain rented homes in designated areas.
Article 4 directions in Manchester
Article 4 status — check with Manchester.
Local rules in Manchester
- The fee is per-occupant tiered (bands from 5 up to 50+); the £1,321 figure is the 5-occupant band and larger HMOs pay more.
- Renewal admin fee is £200 lower than a new application, and subsequent new applications by the same applicant get a £50 discount.
- Selective licensing is in force in parts of Manchester but applies to single-family lets, not HMOs.
- The fee year is not printed on the council's fees pages; figures were read live on 20 June 2026.
How long does it take in Manchester?
Manchester typically processes HMO licence applications in around 9 weeks.
Frequently asked questions
How much is an HMO licence in Manchester?
The council fee for an HMO licence in Manchester is £1,321. Get HMO Licence completes and submits the application for £599.
How long does an HMO licence take in Manchester?
Manchester typically processes HMO licence applications in around 9 weeks.
Does Manchester have additional or selective licensing?
Manchester operates Mandatory, Selective licensing, so smaller shared homes can also need a licence.
Can Get HMO Licence apply for my Manchester HMO licence for me?
Yes. Get HMO Licence completes and submits your Manchester HMO licence application for £599, with the council fee paid directly to Manchester.
Renting a shared home in Manchester? You may need an HMO licence.
Operating an unlicensed HMO risks a civil penalty of up to £40,000 per offence, plus a Rent Repayment Order of up to 24 months’ rent (Renters' Rights Act 2025).
We handle the whole application for £599.
Doing it yourself is the best part of a day — chasing certificates and decoding your council’s forms. We give you that day back: about five minutes from you, and we handle the rest.
Start my Manchester application — £599What you get
- Your day back — about five minutes of input from you, not a day of paperwork
- We complete and submit the full application to your council
- All the right forms for your council’s scheme
- A document checklist so nothing is missed
- A specialist review before submission
- Email support throughout
The council’s own fee (around £1,321) is paid directly to the council — no markup.
If we make an error that gets your application rejected as incomplete, we fix it free. We can never guarantee a licence. That decision is the council’s.
Secure payment via Stripe.
Prefer we call you and take it from here?
Leave your details — no payment to enquire — and we’ll confirm Manchester’s scheme and handle the whole application for you.
Prefer to DIY? Manchester HMO register →