Manchester

Guide to Manchester’s Short-Term Rental Regulations

If you’re searching for investment opportunities in the UK, look no further than Manchester. The city has a steady stream of visitors and some property prices are falling. Manchester usually follows UK law concerning short-term lets. However, there are some rules and guidelines you should get to grips with before you start. That’s why we’re exploring the key short-term rental (STR) regulations in Manchester and the surrounding area. Disclaimer: Our guide is intended for informational purposes only and doesn’t constitute legal advice. For guidance on specific cases, please consult a property lawyer. 

STR regulations in Manchester

Manchester describes a ‘short-term let’ as a property you lease to guests for up to 30 days at a time. They recognize that people use them for a number of reasons including tourism, business, and personal trips. If you let your property for more than 140 days in a year, it constitutes a change in use. You have to apply for planning permission. “Property” covers a wide range of rental types. Manchester has everything from apartments and houses to converted warehouses. You might let a portion of these buildings or the entire premises. Although Manchester is one of the UK’s largest cities, it has more relaxed laws than London. You don’t currently require planning permission to let your property. However, UK laws are set to change. The government is on the verge of introducing a registration scheme to help them track short-term lets. Homeowners will also be required to get planning permission to let their property for over 90 nights in a calendar year.

Greater Manchester’s ‘Places for Everyone’ plan

In 2024, nine of the ten districts in Greater Manchester adopted the Places for Everyone (PfE) plan. This long-term project focuses on housing, development, and conservation among other policies. Central to PfE is the government’s plan to build over 175,000 extra houses for residents by 2039. A plan like this is sure to affect the STR industry. As the council creates and redevelops areas, local regulations may change. You might find some places become more restrictive but others present new opportunities. PfE is a comprehensive plan that’s still undergoing updates and revisions. To keep updated, consider signing up for the Greater Manchester newsletter.

Tax requirements for STRs in Manchester

Manchester doesn’t have any specific laws concerning STR taxes. You just have to follow UK policy on income tax, capital gains tax, and VAT. The primary resident has to pay council tax on the property. If you’re renting and sub-letting your home, the responsibility falls to you. Are you unfamiliar with the area? Note that the county of Greater Manchester is made of the city and several smaller, adjoining towns. All of these places have a local government and set their own council tax bands. You can check what you’d have to pay on a property with the UK’s postcode finder.

Popular spots in Greater Manchester with STR regulations

As several councils operate within the Greater Manchester area, let’s look at their individual STR rules and guidelines.

The City of Manchester

Manchester is one of the UK’s most up-and-coming destinations. Many leading travel guides such as Lonely Planet and Time Out chose the city for their ‘must-see’ lists in 2023. Many homeowners and vacation rental businesses could capitalize on this growing interest if they act now. Although the city of Manchester welcomes tourists, they have strict rules for residents and guests. They encourage neighbors to report:

• Noise disturbances after 6 pm
• Littering and untidy premises
• Damage to properties
• Anti-social behaviour

The protection order has very specific guidelines about what constitutes ‘anti-social behavior’. For example, guests can’t drink alcohol outside or obstruct public areas. If guests violate any of these rules, they could face up to £1000 in fines.

Salford

Just across the river from Manchester, you can find the city of Salford. The property prices are lower but guests can still easily visit attractions like Old Trafford and the Whitworth. Salford defers to UK law when it comes to short-term lets. However, the city has policies about noise, nuisances, and anti-social behavior. You can have one-off parties but you may face penalties and legal action if your guests keep disturbing the neighbors.

Stockport

Perched between Manchester and the Peak District, Stockport is perfect for mixed-activity holidays. Your guests can go hiking one day and shopping the next. Stockport is notable for being the only Manchester borough not to join PfE. The city is currently developing a standalone plan which they intend to release in late 2024. As a result, it’s unclear how long-term housing and development schemes may affect STR regulations.

Oldham

Oldham is known as the ‘Gateway to the Pennines’. The city’s short distance from both the city center and the countryside makes it a perfect spot for getaways. The city has what’s called a Selective Licensing Program. You may need to apply to operate as a private landlord in some areas, whether for short or long-term stays. The license fee is £582 — £340.34 for the application and £241.66 for the document. You need to present:

• Proof of address
• A copy of the agreement you use
• A management statement
• A valid gas safety certificate
• An electrical installation report

You have to inform anyone else who has an interest in the property. You can nominate these people to be joint license holders if you wish.

Trafford

Thousands of sports fans flock to Trafford over the summer. The city is home to the famous football stadium and cricket grounds of the same name. Trafford Council takes a hard stance on disruptive and anti-social behavior. They encourage residents to come forward with complaints. If your guests impact the neighborhood, they may send a Community Safety team to manage the situation. However, the team avoids getting involved in disputes where possible. They may refer you to other parties for mediation if there’s been no criminal activity.

Tameside

While not as famous as other Manchester boroughs, Tameside has the makings of a great potential investment. The city has hundreds of listed buildings and ancient monuments plus it’s right next to the Peak District. Tameside is currently considering whether to introduce selective licensing. The council wants to ensure private landlords meet the required standards.

Bury

Visitors to Bury have the best of both worlds. The market town is surrounded by countryside but just a thirty-minute journey from Manchester city center. Bury has guidelines for both guests and visitors. They list different types of nuisances and anti-social behavior including:

• Abusive language
• Loud music
• Littering
• Drinking alcohol in public spaces
• Misuse of fireworks

Bury Council asks neighbors to resolve disputes between themselves. However, they have procedures for serious complaints. If there are repeated complaints against your property, they may take criminal action.

Resources

• GOV.UK, When is permission required?
• GOV.UK, Short-term lets rules to protect communities and keep homes available
• Greater Manchester, Places for Everyone
• Manchester.gov, Problems with short term lets
• Salford.gov, Anti-social behavior
• Stockport.gov, Local Development Scheme
• Oldham.gov, Selective Licensing of private landlords Trafford.gov, Community Safety Response
• Tameside, Tameside Housing Strategy 2021 – 2026
• Bury, What is anti-social behaviour and nuisance?