HMO Maintenance Manchester: Why It’s Now a Priority for Landlords
Manchester’s private rented sector has been under increasing scrutiny from the council in recent years. In 2025, Manchester City Council expanded its Selective Licensing scheme to include an additional 1,863 private rented properties, aiming to improve safety, compliance and overall property condition standards.
Across the city, selective licensing interventions have already:
- Licensed more than 3,550 homes and removed around 1,700 hazards that would otherwise have harmed tenants.
- Resulted in over 1,000 compliance inspections identifying serious safety and maintenance issues.
- Led to civil penalties totaling more than £107,500 and multiple enforcement notices against non‑compliant landlords.
This means that maintenance failures aren’t just inconvenient — they can trigger enforcement action, fines, and legal notices from the council. With these trends in mind, here are the top 5 maintenance issues affecting HMOs, what they really mean for landlords, and what you can do about them.
1. Broken Appliances — Kitchens & Bathrooms
Appliances in HMOs — from fridges and cookers to washing machines and showers — face heavy daily use. When these fail, they impact tenant comfort and functionality immediately, often generating complaints and council inspection triggers.
Why this matters:
- Broken appliances often lead to health risks (e.g., spoiled food, blocked sinks) and tenant dissatisfaction that can escalate into complaints or housing standards inspections.
Actionable Tips:
- Inspect key appliances during interim inspections
- Invest in durable, landlord‑grade units.
- Make it easy for tenants to log issues promptly.
Manchester’s licensing schemes have uncovered numerous hazards, including equipment failures and maintenance omissions during inspections, reinforcing that councils are actively checking these elements on licensed properties.
2. Plumbing Leaks in Manchester HMOs
A dripping tap might seem minor — until it leads to water damage, structural rot, or mould problems. In shared HMOs, even small plumbing issues can escalate fast due to heavy use.
Why this matters:
- Water damage is a common hazard flagged under the Housing Health and Safety Rating System (HHSRS). Past licensing schemes in Manchester revealed numerous hazards related to damp, condensation and plumbing failures that required remediation.
Actionable Tips:
- Conduct regular plumbing checks
- Respond quickly to reported leaks — don’t wait for tenant reminders.
- Keep clear records of all repairs and follow‑ups.
Proactive leak management reduces the risk of structural damage and council enforcement.
3. Damp & Mould — Health Risks and Legal Exposure
Damp and mould don’t just look unpleasant — they’re often classification category hazards under HHSRS and can trigger enforcement action if left untreated.
Manchester’s extended licensing schemes are specifically targeting areas with poor property conditions, including damp and related issues that compromise tenant safety and wellbeing.
Actionable Tips:
- Ensure adequate ventilation via extractor fans in kitchens and bathrooms.
- Address building fabric issues promptly (roof leaks, cracked walls).
- Monitor recurring damp spots and act quickly.
Councils increasingly view damp and mould as a priority maintenance and safety concern, so landlords must be proactive.
4. Blocked Drains — Hygiene & Shared Facility Risks
Blocked drains in HMOs with shared kitchens and bathrooms are a common recurring problem. They disrupt tenants’ daily routines and can easily lead to hygiene or odor issues that prompt council complaints.
Why this matters:
- Councils actively identify hazards like blocked drainage during hygiene and property condition inspections — and penalties can follow if these problems persist.
Actionable Tips:
- Use sink and shower strainers to reduce debris entry.
- Routinely pour drain cleaner down sinks and showers
- Educate tenants on what shouldn’t enter drains.
Prompt maintenance keeps complaints and potential enforcement scrutiny at bay.
5. Boilers — Heating & Hot Water Reliability
Nothing causes tenant dissatisfaction faster than loss of heating or hot water — especially in Manchester’s cooler months. Boilers also feature in many licensing conditions as safety‑critical equipment.
Selective and mandatory licensing schemes require landlords to maintain essential services — including heating — as part of safety and management standards. Failure to keep boilers serviced and compliant can attract enforcement notices.
Actionable Tips:
- Arrange annual service visits by Gas Safe registered engineers.
- Track boiler maintenance and repair history.
- Ensure tenants know how to report issues quickly.
Maintained boilers reduce emergency call‑outs and lower the likelihood of inspector‐initiated actions.
Manchester Enforcement Trends — What Landlords Should Know
Manchester City Council’s ongoing licensing efforts show a clear trend: landlords who ignore maintenance and safety standards can face significant consequences. The latest figures show:
✔ Over 1,000 compliance inspections identifying hazards requiring action.
✔ 22 civil penalty notices issued, total fines exceeding £107,500.
✔ Over 250 legal notices served, urging landlords to improve safety and other standards.
✔ Prohibition and suspended orders issued where conditions were severe.
These outcomes highlight why proactive maintenance isn’t just best practice — it’s a compliance necessity in Manchester’s evolving regulatory environment.
Why Proactive Maintenance Pays Off
Tackling the core issues above early helps landlords:
- Minimise emergency repair costs
- Reduce tenant complaints and turnover
- Maintain compliance with selective and HMO licensing conditions
- Protect property value and reputation
A structured maintenance plan — combined with regular inspections and tenant reporting — is one of the best investments a Manchester landlord can make.
Don’t wait for enforcement notices or tenant complaints. Book a professional HMO maintenance audit today and stay ahead of costly issues before they escalate.
