Manchester is one of England's most significant private rented sector cities, with over 70,000 PRS households in the city council area and many more across the wider Greater Manchester conurbation. The University of Manchester and Manchester Metropolitan University together enrol approximately 80,000 students, generating intense demand for HMO accommodation in Fallowfield, Withington, Rusholme, Victoria Park, and the city centre.
Manchester City Council operates selective licensing in a number of designated wards and additional HMO licensing in university-adjacent areas. From 1 May 2026, the Renters' Rights Act 2025 adds national PRS obligations that sit on top of these local requirements. Together they make Manchester one of the most compliance-intensive PRS markets in England.
Key 2026 obligations
- Section 21 abolished — possession via Section 8 with a statutory ground only from 1 May 2026
- All new tenancies must use a Periodic Assured Tenancy Agreement
- Student landlords: Ground 4A for academic-year possession (mandatory, 2 months' notice, June–September window)
- Information Sheet must be served on all existing tenants by 31 May 2026 (£7,000 penalty per tenancy)
- Manchester City Council selective licensing — check postcode and council map before letting
- Mandatory HMO licensing for 5+ occupants/2+ households across Greater Manchester
- Additional HMO licensing in designated areas around the universities (Fallowfield, Withington, Rusholme)
- Civil penalties up to £40,000 for serious RRA 2025 non-compliance
- Awaab's Law: mandatory repair timeframes for damp, mould, and HHSRS hazards
- MEES: minimum EPC Band E for all lettings; prepare now for EPC Band C target by 2030