Manchester · 2026 fees
Landlord licence fees Manchester 2026
This page rolls up the current selective, additional and mandatory HMO licence fees that apply to private landlords in Manchester. Figures are INDICATIVE editorial estimates compiled from public council fee schedules. Always click through to the council page before applying to confirm the current amount and any accreditation discount.
| Scheme | Council | Fee | Term | Notes / source |
|---|---|---|---|---|
| Mandatory HMO | Manchester City Council | ~£1,100 | 5 yrs | Council page |
| Additional HMO | Manchester City Council | ~£1,100 | 5 yrs | Designated wards only. Council page |
| Selective licensing | Manchester City Council | £650 - £900 | 5 yrs | Scheme scope varies; verify on council site. Council page |
How to read these Manchester licence fees
Which fee applies depends on the type of licence a property needs. Three regimes operate across England, and the schedule above covers Mandatory HMO, Additional HMO and Selective licensing in Manchester:
- Mandatory HMO licence — required for any house in multiple occupation with five or more people forming two or more households, anywhere in England.
- Additional HMO licence — a council can extend HMO licensing to smaller shared houses inside a designated area.
- Selective licence — covers most or all privately rented homes (not just HMOs) within a specific designated zone, set in five-yearly cycles.
Fees are set per council, usually run for a five-year term and are commonly charged per property — some authorities add a per-room element for larger HMOs. Following the Hemming and Gaskin court rulings, many councils now split the cost into a Part A application charge and a Part B grant charge, so the headline figure can be payable in two stages. Early-application and accreditation discounts are widely available and can cut the total noticeably.
Because each authority sets and reviews its own schedule independently, two neighbouring councils can differ by hundreds of pounds for the same property. Budget from the specific council’s current fee page — linked in the table — rather than a city-wide average.
FAQs: landlord licence fees in Manchester
How much does a landlord licence cost in Manchester in 2026?
Where the council runs a selective scheme, fees in Manchester are typically £650 to £1,000 for a 5-year term; additional and mandatory HMO licences usually fall between £900 and £1,400. Exact fees depend on the council, the scheme and whether you qualify for an accreditation discount. Always confirm current amounts on the council's licensing page before applying.
Are licence fees per property or per landlord?
Per property. If you own multiple let properties in designated areas, each one typically needs its own licence and fee. Some councils run portfolio discounts for accredited landlords.
What happens if I let without a licence?
Letting a property that requires a selective or HMO licence without one is a civil penalty offence. Fines reach £30,000 per property and tenants can apply for a Rent Repayment Order of up to 12 months' rent. Ignorance of the scheme is not a defence.
Do licence fees change year to year?
Yes. Councils review fees every scheme renewal cycle (typically 5 years) and some adjust between cycles. The ranges on this page are indicative editorial estimates; click through to the council page for a live fee.
Can I claim licence fees as a rental expense?
HMRC generally treats landlord licence fees as a deductible rental business expense for income tax where the licence is required to let the property. If the fee covers more than one tax year you may need to apportion it. Check with your accountant for your circumstances.
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