Is short-term letting legal in Manchester in 2025?

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Yes — but it’s planning-led and case-by-case. Across England, using a dwelling (C3) as an entire-home short-let/serviced accommodation can amount to a material change of use depending on intensity and amenity impacts; councils judge each case on the facts. Manchester provides a planning enforcement route for suspected breaches.

Planning permission for entire-home short-lets in Manchester (case-by-case)

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There’s no automatic 90-night allowance in Manchester (that’s a Greater London-only mechanism). If your entire home is consistently used as a short-let, the council may consider that a material change of use needing planning permission. Expect the decision to hinge on intensity, turnover, and impacts on neighbours.

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What’s changing nationally (confirmed; not yet commenced)

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England has confirmed:

• A new Use Class C5 for short-term lets not used as a sole or main home, with permitted development between C3↔C5 that councils may withdraw via Article 4. Although this needs secondary legislation before it starts.
• A mandatory national register (DCMS) to give councils visibility over STRs — policy confirmed, implementation pending.

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Manchester angle

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• Expect clearer status for entire-home STRs when C5 commences.
• Article 4 context: Manchester already operates Article 4 Directions for small HMOs in specified areas, showing it can withdraw PD where justified. There’s no STL-specific Article 4 in force as of Sept 25, 2025. Manchester City Council

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Contrast with London: the 90-night cap is Greater London-only. Manchester relies on planning control.

Tax & rating: when a Manchester STL moves to Business Rates

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In England, a self-catering/holiday let is assessed non-domestic if it’s available to let for 140+ days and actually let for 70+ days in the previous 12 months (rule tightened from 1 Apr 2023). If you meet this, the VOA sets a rateable value; otherwise you remain on Council Tax. Keep availability and lettings evidence. GOV.UK

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Fire & safety: what Manchester hosts must do (England)

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All paying-guest accommodation must comply with fire safety law. For typical small STRs, use the Home Office guide “Making your small paying-guest accommodation safe from fire” (with checklist):

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• Complete a fire risk assessment and review it periodically.
• Provide detection & alarm; keep escape routes protected/clear.
• Install/maintain CO alarms where required.
• Provide a fire blanket (and, where proportionate, extinguishers).
• Test/maintain systems; keep maintenance logs and guest safety info visible.

Mini How-To: Stay compliant in Manchester (step-by-step)

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1. Map your use today — Entire-home short-let/SA? The council may treat this as a material change of use depending on intensity/impacts; keep a bookings log, a management plan, and neighbour-amenity measures.
2. Check the roadmap — Prepare for C5 and the national register (not commenced). Watch for any Article 4 consultations that could restrict C3↔C5 PD in hotspots.
3. Fire safety now — Follow the Home Office guide; close gaps; keep maintenance logs; provide guest safety info.
4. Rates & tax — If you meet 140/70, expect VOA Business Rates (evidence required); otherwise Council Tax applies.
5. Neighbourliness/amenity — Clear house rules, waste plan and quiet hours reduce complaints (a planning risk). Use Manchester’s planning enforcement route if needed.
6. Re-check annually — National rules are evolving; revisit planning/rating/safety each year and before scaling.

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FAQs

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Is there a 90-night cap in Manchester like London?
No. The 90-night limit is Greater London-only; Manchester controls STLs via planning.

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Do I need planning permission to run an entire-home Airbnb/SA?
Possibly. Whole-home STLs can be a material change of use depending on intensity and impacts; Manchester handles this case-by-case and can enforce.

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What is the new C5 use class?
A planned use class for short-term lets not used as a sole/main home, with PD between C3↔C5 (councils can restrict via Article 4). Not commenced until secondary legislation.

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Will I have to register my Manchester STL?
Yes — once the national register commences, registration is expected to be mandatory (see DCMS guidance).

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When do I move from Council Tax to Business Rates?
When the property is available ≥140 days and actually let ≥70 days in the prior 12 months (England rules from 1 Apr 2023).

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Where can I report a suspected planning breach?
Use Manchester’s planning enforcement page (email/phone route).

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Not Advice: This guide highlights key points for short-term letting and is not legal or tax advice. Rules change — always check the relevant authority’s website for your property and seek professional advice if unsure.