HMO licensing in Manchester
Mandatory, Additional and Selective licensing schemes plus the current Article 4 direction status for converting a dwelling into a small HMO.
Verdict: C3 to C4 HMO conversion
Article 4 applies, planning permission required for HMO conversion
Coverage: City-wide expansion adopted 2024, covering all residential C3 to C4 conversion
In force since: 15 March 2024
Effect: Removes permitted-development right for C3 dwellinghouse to C4 small HMO conversion
Following the 2024 expansion, planning permission is now required for any new HMO across the city, not just in the previously designated student wards.
Council Article 4 policy pageMandatory HMO licensing
Statutory- Threshold
- 5+ occupants forming 2+ households with shared facilities
- Fee range
- £1,100-£1,250
- Licence duration
- 5 years
Mandatory licensing is a statutory rule, every council in England and Wales must operate it for properties meeting the threshold.
Additional HMO licensing
In force- Scheme
- Additional HMO Licensing Scheme
- Coverage
- Selected wards including Fallowfield, Withington, Rusholme and Longsight
- Threshold
- 3+ occupants from 2+ households
- Fee range
- £900-£1,100
- Scheme expires
- 30 April 2028
Renewed in 2023 with city-wide expansion under consultation.
Selective licensing
In force- Scheme
- Selective Licensing Scheme
- Coverage
- Designated areas in Crumpsall, Old Moat, Moss Side and others
- Fee range
- £550-£700
- Scheme expires
- 30 September 2027
Selective licensing covers any private rented property in the designated area, not just HMOs.
Where to apply
Applications go to Manchester directly, not through us. The council's HMO licensing page is the canonical reference.
Open Manchester HMO licensing pageVerify before relying on this data. Licensing schemes are renewed every 3-5 years and Article 4 directions can be added or revoked between renewals. This entry was last reviewed on 15 May 2026. The council's own planning and licensing pages are the canonical source. Use this page as a starting point for your due diligence, not the final word.
Buying a property to convert to an HMO?
Our Investor-tier property report includes an Article 4 + licensing check for the specific address, plus yield, ROI, cashflow and HMO market data.