Which Salford Landlord Licence Does Your Property Need?

If you're a landlord in Salford trying to work out which licence your property needs, the answer depends on how many people live there, where the property is, and whether the building is a qualifying conversion. A single-household tenancy in a designated ward needs a selective licence. A property occupied by five or more people from two or more households who share or lack basic amenities needs a mandatory HMO licence regardless of location. A qualifying converted flat block will need a Section 257 licence from November 2026. Most landlords only need one licence — but Salford's overlapping schemes make it hard to see which one at first glance.

This page gives you a decision framework to identify your licence type without wading through the council's separate scheme pages.

The Three Licence Types to Check

Salford currently has two active selective licensing schemes, alongside national mandatory HMO licensing. A citywide Section 257 additional licensing scheme starts on 24 November 2026; the former additional HMO scheme for small shared houses expired in July 2026. Each has different eligibility criteria, fees, and conditions.

The expired additional HMO scheme (covering three- and four-person HMOs citywide) ended on 19 July 2026. If your property had that licence, it's no longer required under that scheme — but check whether the property now falls under mandatory HMO rules or, for converted flats, the incoming Section 257 scheme.

The Decision Framework

Work through these questions in order. A "yes" to Question 1 identifies a building-level licence; continue to check whether any individual flat needs a separate licence.

Question 1: Is the property a converted flat block?

If the building was converted into self-contained flats, the conversion work did not comply with the Building Regulations in force at the time, and fewer than two-thirds of the flats are owner-occupied, it qualifies as a Section 257 HMO. From 24 November 2026, every such building in Salford needs a Section 257 additional licence.

This licence applies to the building as a whole. The freeholder or head-leaseholder may be responsible for it; individual flats may also need separate licences depending on their occupants and location.

→ Yes: Section 257 licence (from 24 November 2026); then check Questions 2 and 3 for any separate licence required by an individual flat → No or unsure: Continue to Question 2

Question 2: Do five or more people from two or more separate households share the property?

The national mandatory HMO definition under the Housing Act 2004 applies to any property occupied by five or more people who form two or more households and share or lack one or more basic amenities (kitchen, bathroom, toilet). This applies citywide in Salford — it doesn't matter which ward the property is in.

Count all occupants, including those on separate tenancy agreements, licensees, and people who use the property as their only or main residence. A couple counts as one household; unrelated sharers each count as a separate household.

→ Yes: Mandatory HMO licence → No: Continue to Question 3

Question 3: Is the property's address inside a selective licensing designation?

Selective licensing applies to privately rented properties let to single households (or smaller sharers who don't meet the mandatory HMO threshold) within designated wards. Salford's current designations cover specific streets in:

• Broughton, Kersal & Broughton Park (designated 21 January 2026)
• Eccles (designated 1 September 2022)
• Barton & Winton (designated 1 September 2022)

Selective licensing operates at street level, not postcode level. Some streets have split boundaries — for example, only certain house numbers on Bury New Road and Leicester Road are inside the Broughton/Kersal designation. The council publishes street lists for each designation, but if your address sits on a boundary, you may need to email [email protected] to confirm.

→ Yes: Selective licence → No: No licence currently required (but check whether the Section 257 scheme applies to your building from November 2026)

Common Scenarios That Cause Confusion

"I let a house to a family in Eccles — surely that doesn't need a licence?"

If the address falls inside the Eccles selective licensing designation, a standard family tenancy needs a selective licence. Selective licensing applies to the address, not the type of tenancy. Many single-household landlords are caught out because they associate licensing exclusively with shared houses and HMOs.

"My property had an additional HMO licence for three tenants — do I still need one?"

The additional HMO scheme for three- and four-person HMOs expired on 19 July 2026. If the property has three or four occupants from two or more households, it no longer needs an additional HMO licence under that scheme, but remains subject to HMO management and safety rules. Check whether the address falls inside a selective licensing designation — if it does, you may need a selective licence instead, even though the tenancy arrangement hasn't changed.

"I own a converted flat in a building with six flats — which licence?"

If the conversion work failed to comply with the Building Regulations in force at the time and fewer than two-thirds of the flats are owner-occupied, the whole building needs a Section 257 licence from 24 November 2026. Individual flats may also need a licence based on their own use and location. For example, a flat let as a shared house with five or more people may additionally need a mandatory HMO licence — a separate obligation from the building-level Section 257.

"My property is a three-storey house let to four unrelated sharers in a selective licensing ward."

Four people from separate households don't meet the five-person mandatory HMO threshold. The property falls under selective licensing if the address is inside a designated area. Apply for a selective licence, not an HMO licence.

"I'm not sure whether my building conversion had Building Regulations approval."

Check with Salford City Council's Building Control team. If the conversion predates the 1991 Building Regulations, or if no completion certificate was issued, the building likely qualifies as a Section 257 HMO. The council's licensing team can also advise, but getting clarity before November 2026 avoids last-minute application pressure.

What Happens If You Apply for the Wrong Type

Applying for the wrong licence type may leave the property without the required licence. If you submit a selective licence application when you actually need a mandatory HMO licence, the council may reject it; the Part A fee is retained once processing has started, and you may need to reapply under the correct scheme with a fresh Part A payment.

The fee difference matters: a selective licence Part A is £365 in Broughton, Kersal and Broughton Park, or £366 in Eccles, Barton and Winton; a mandatory HMO Part A is £679. Getting the scheme determination right before you pay anything is the single most cost-effective step in the whole process.

Who This Decision Framework Is For

• Private landlords with a rental property in Salford who've received a letter from the council or heard that licensing applies in their area
• Landlords who let to a single family and assume licensing only affects HMOs
• Owners of converted flat blocks who need to understand what the Section 257 scheme means for their building
• Anyone who's confused about what replaced the expired additional HMO scheme

Who This Decision Framework Is NOT For

• Landlords with properties outside Salford — each council runs its own schemes with different designations and fees
• Tenants looking to check whether their landlord is licensed — the council's public register is the right resource for that
• Large HMO operators with dedicated compliance teams — they already know which licences apply

Frequently Asked Questions

Can a property need two licences at the same time?

In principle, yes. A converted flat block that needs a Section 257 licence (building level) could contain an individual flat let as a mandatory HMO (five or more people from two or more households). The building needs one licence; the individual flat needs another. In practice, this is rare for small landlords.

What if my property is on the boundary of a selective licensing area?

Contact the council directly at [email protected] with your full address. Some streets in the Broughton and Kersal designation have split boundaries where only certain house numbers are included. The council can confirm whether your specific address falls inside the designation.

Does selective licensing apply if I only let the property for part of the year?

If the property is let under a residential tenancy agreement within a designated area at any point during the scheme's duration, it may need a selective licence, subject to statutory exemptions. Do not assume a short let is exempt solely because of its duration; confirm with Salford City Council before treating it as exempt.

How do I check which licence type before paying any fees?

Work through the three questions in the decision framework above. If you're still unsure, the Landlord Licensing in Salford guide includes a detailed scheme determination worksheet that walks through every scenario, including boundary properties, converted buildings, and properties that changed from HMO to single-household tenancy after the additional scheme expired.

Will there be more licensing schemes in Salford after 2026?

The council has powers to designate new selective licensing areas and renew existing ones. The Eccles and Barton & Winton designations run until September 2027; when they approach expiry, the council will either renew, modify, or let them lapse. The Broughton, Kersal & Broughton Park designation runs until 2031. Monitoring the council's website and public consultation pages is the best way to stay ahead of new designations.

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