Supporting Long-Term HMO Investment in Manchester

Client Background

I act for a well-established property investment company that specialises in acquiring and letting Houses in Multiple Occupation (HMOs) across Manchester. Their focus is the student rental market, and they’ve built a substantial portfolio in this area. Our professional relationship dates back to 2014, and over the years we’ve developed a strong and trusted working connection.

The Legal Issue

The client requires ongoing legal support for the acquisition of residential properties for HMO use. Each purchase is financed through different lenders and must meet strict legal and planning requirements. With Manchester subject to an Article 4 Direction in relation to HMOs, it is essential to ensure compliance with all planning and licensing obligations before proceeding with a purchase. The client’s core concern is protecting their investment and ensuring all properties are lawfully let to students.

Challenges

HMOs in Manchester are subject to complex and evolving regulations, particularly since the introduction of Article 4 in 2010. This means permitted development rights have been removed in certain areas, requiring express planning consent for HMO use. For each transaction, the legal title and historical use of the property must be carefully reviewed, and in many cases, missing or incomplete documentation poses challenges.

Many firms find this niche area difficult to navigate due to the combination of housing law, planning rules and licensing requirements. In our case, we also had to liaise with lenders to ensure they were satisfied with the planning position and licensing status.

My Approach

I approach each HMO transaction with meticulous attention to detail. I carry out thorough title reviews, investigate the planning history, and identify any gaps in documentation that could jeopardise the client’s position. Where evidence is lacking, I explore all available options, including the preparation of Statutory Declarations and advising on retrospective applications or other remedial steps.

Throughout, I keep the client updated and advise in plain English, making sure they fully understand the implications of each property’s legal and planning status. My priority is to ensure the client can proceed with confidence, knowing their investment is legally secure.

Outcome

Since 2014, I have handled over 50 HMO transactions for this client. In 2025 alone, we completed six purchases, and another in January 2026. Despite the regulatory challenges, every matter has progressed smoothly, with risks identified and resolved before completion.

Reflection

This client relationship has grown into one of mutual respect and trust. While I continue to maintain a professional boundary, there is a genuine sense of partnership. Over the years, I’ve not only helped the client build a secure and compliant property portfolio, but also gained valuable insight into HMO investment from a commercial perspective. That understanding strengthens the advice I give and allows me to offer a service that truly meets their needs.

Comment from Horup Khan

“With HMO investments, the law and planning rules rarely stand still. This client has shown real foresight in building their portfolio carefully and compliantly, and I’ve been proud to support them at every stage. It’s a relationship built on trust, mutual learning, and shared goals.”

Clifford Johnston & Co. is a respected law firm based in Manchester and Stockport, trusted by property investors across Greater Manchester and beyond. We provide legal expertise on complex residential transactions, including HMO acquisitions and planning compliance. Our experienced Residential Property Solicitors ensure that every purchase proceeds smoothly and with full legal protection.

In the evolving buy to let market, particularly within areas affected by Article 4 Directions, having the right legal team is crucial. Our Buy to Let Solicitors deliver strategic, tailored advice that supports long-term property investment goals with clarity and precision.