Manchester City Council’s published fee for a new HMO licence starts at £1,321 for five occupants. Larger properties fall into higher fee bands and separate rates apply to renewals and subsequent new applications. These figures relate to properties within Manchester City Council’s boundaries. Manchester City Council’s HMO fee schedule provides the current rates. However, the licence fee is only one part of the overall cost of operating an HMO. Before buying or converting a property, landlords should also assess its condition, suitability for the proposed occupancy and ongoing management requirements.
Manchester HMO Licence Fees
The published totals for new applications are:
- Five occupants: £1,321;
- Six to nine occupants: £1,421;
- Ten to fourteen occupants: £1,521;
- Fifteen to nineteen occupants: £1,621;
- Twenty to twenty-four occupants: £1,721;
- Twenty-five to forty-nine occupants: £1,821;
- Fifty or more occupants: £2,721.
For five occupants, the total comprises an £865 administration fee and a £456 grant fee.
Renewal fees are £200 below the corresponding standard new-application rates, making a five-occupant renewal £1,121. The council also publishes a £50 reduction for subsequent new applications; check how this applies to your circumstances (view the council’s full fee breakdown).
Fees checked as of September 2026. Confirm the current amount before applying.
Does My Manchester Property Need an HMO Licence?
Mandatory licensing generally applies where a privately rented property is occupied by five or more people forming two or more households who share facilities. Manchester City Council currently states that it does not operate an additional HMO licensing scheme. However, selective licensing applies to certain addresses, so a smaller shared property should still be checked against the relevant requirements. Manchester’s licensing guidance explains the position.
The number of bedrooms alone does not determine whether a licence is required. Occupancy, household relationships and the type of accommodation all matter. If your proposed arrangement is unusual, obtain confirmation from the council before advertising the property.
Do These Fees Apply Across Greater Manchester?
No. Manchester City Council’s fees apply within its own local authority area. Properties in Salford, Bolton, Trafford, Stockport and other Greater Manchester boroughs are subject to their respective councils’ licensing arrangements. Check the local authority for the exact address. A property marketed as being “in Manchester” may be located within a different borough. This is particularly relevant to investors searching across several areas or comparing opportunities through national property portals.
How Long Does an HMO Licence Last?
An HMO licence can last for up to five years, although a shorter period may be granted. It must be renewed before it expires and each licensable property needs its own licence. GOV.UK’s HMO licensing guidance explains these requirements. Keep the expiry date within your management records and allow time to prepare the renewal. It is sensible to spread the expected future renewal cost across your investment budget, even though the payment is not an annual charge.
What Other Costs Should Manchester HMO Landlords Consider?
A property may require work before it’s suitable for the proposed number of occupants. Manchester publishes its own HMO standards and conditions, which should form part of your assessment. Depending on the property, your budget may need to cover:
- Appropriate fire precautions and safety assessments;
- Electrical and gas safety work where required;
- Improvements to kitchens, bathrooms or shared facilities;
- Repairs, ventilation and heating;
- Furniture and appliances;
- Professional advice and relevant applications;
- Ongoing cleaning or gardening where included in the letting arrangement.
Obtain property-specific advice and quotations before relying on a conversion budget. A house that appears large enough during a viewing may still need substantial changes.
Allow for the Cost of Running a Shared Home
An HMO can involve more frequent communication and coordination than a property occupied by one household. Consider how repairs will be reported, how shared areas will be monitored and who will arrange access for contractors. Where bills are included, utility consumption also needs to be reflected in the budget.
Room changes can involve cleaning, referencing, inventories and additional administration. Include these activities when assessing the likely return. It’s also sensible to retain a financial reserve for unexpected repairs or periods when some rooms are empty.
What Should You Check Before Buying an Existing HMO?
Ask for the current licence, its conditions and the approved occupancy arrangements. Your solicitor should also investigate the property’s lawful use and any relevant planning or building regulation matters. The fact that a property is advertised as an HMO should not be treated as confirmation that every requirement has been met. Review maintenance records and establish whether any works are outstanding. Compare the actual rental income and operating costs with the figures used in the sales particulars. The licence fee is relatively easy to identify. The condition and management history of the property may have a much greater effect on your purchase decision.
Choosing a Property Management Agency in Manchester
If you’re comparing property management companies in Manchester, explain the proposed occupancy and ask precisely what their service would include. Clarify responsibility for inspections, maintenance, compliance records and monitoring licence conditions. Discuss whether application or renewal assistance is available and whether it carries a separate charge. Qube Residential provides property management services in Manchester. Contact our team with the property details so we can discuss its requirements and the suitability of our service.
Speak to Qube About Your Manchester Rental Property
Whether you already own a buy to let property in Manchester or are assessing a new purchase, contact our Manchester team to discuss your management requirements. A clear plan before letting can make the ongoing responsibilities much easier to organise.
