Manchester Landlord Licence Documents: What You Need Before Applying

Manchester City Council's online licensing portal will not let you submit a valid application without a complete set of supporting documents. An incomplete submission is not "duly made" under the Housing Act 2004, which means you lose the statutory defence against prosecution while the council processes your application. Getting the paperwork right before you open the portal saves both money and legal exposure.

Gas Safety Certificate

An annual Gas Safety Record issued by a Gas Safe registered engineer, covering all gas appliances, flues, and pipework in the property. It must be less than 12 months old at submission. You are also required to produce it to the council annually throughout the licence term, so set up a recurring inspection.

EICR (Electrical Installation Condition Report)

A satisfactory EICR issued within the last five years under the Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020. If the report identifies any C1 (danger present), C2 (potentially dangerous), or FI (further investigation) codes, those defects must be rectified within 28 days and the EICR re-inspected before the application.

EPC (Energy Performance Certificate)

A valid Energy Performance Certificate showing a minimum E rating. EPCs are valid for 10 years. If the property falls below E, you either need to carry out improvements or register a valid exemption under the MEES regulations before applying.

Floor Plans

Scaled floor plans measured in square metres showing:

• Room dimensions wall-to-wall (including alcoves and bay windows)
• Ceiling heights — areas where the ceiling is under 1.5 metres are excluded from usable floor area
• Fire door locations (FD30-rated for HMOs)
• Window positions
• Smoke detector and heat detector locations
• Escape route markings (for HMOs)

Manchester enforces statutory minimum room sizes strictly: 6.51 m² for a single bedroom, 10.22 m² for a double, and no room below 4.64 m² can be used as a sleeping room. Chimney breasts and door lobbies narrower than the door itself are excluded from the functional floor area.

For HMO applications, the plans also need to show kitchen and bathroom locations, with amenity ratios noted (one bathroom per five occupants, one kitchen per six occupants, with separate WC provision for five or more people).

Fire Risk Assessment

Mandatory for all HMO common parts under the Regulatory Reform (Fire Safety) Order 2005. Recommended for all multi-unit rented properties. The assessment should cover fire detection, escape routes, fire door condition, and emergency lighting where required.

Smoke and Carbon Monoxide Alarms

Mains-powered interlinked smoke alarms on every storey, with heat detectors in kitchens and carbon monoxide alarms in any room with a fuel-burning appliance. HMOs need Grade D, Category LD2 or LD3 systems depending on layout, with FD30 fire doors fitted with self-closers, intumescent strips, and smoke seals on bedroom and kitchen exits.

Proof of Title and Tenancy Agreements

A Land Registry title document or equivalent proof of ownership, plus current signed tenancy agreements for all occupants.

Schedule 2 Notices

Before or on the day of submission, you must serve written notice of the application on all "relevant persons" — mortgage lenders, superior landlords (freeholders if you are a leaseholder), managing agents, and anyone else with a legal interest in the property. The portal requires you to declare that these notices have been completed, including names, addresses, and dates of service.

Fit-and-Proper Person Declaration

Signed statutory declarations for both the proposed licence holder and the proposed property manager, covering criminal convictions, housing law contraventions, and unlawful discrimination. Manchester does not routinely require a DBS certificate with every application, but the council reserves the right to request one if concerns arise.

Our Manchester Landlord Licensing Guide includes a printable document assembly checklist with the exact sequence for preparing each item before you access the portal.

See more England guides →