Houses in multiple occupation (HMOs) generate specific legal cleaning
obligations that many landlords don’t fully understand — and that
Manchester City Council inspects actively.
The core principle is straightforward: under Section 7 of the
Management of Houses in Multiple Occupation (England) Regulations 2006,
the manager (the landlord or their appointed agent) is legally
responsible for ensuring common areas are kept in good and clean repair.
This obligation cannot be transferred to tenants through the tenancy
agreement. The landlord can delegate the task of cleaning to tenants,
but remains legally responsible for the outcome.
When Manchester council inspects an HMO and finds dirty, poorly
maintained communal areas, the legal responsibility rests with the
landlord — not the tenants who live there.
Key Takeaways – Section 7 of the Management of HMOs
(England) Regulations 2006 makes communal area cleanliness a landlord’s
legal obligation — not optional, not transferable to tenants – Landlords
can delegate the cleaning task to tenants but remain legally responsible
if standards are not maintained; Manchester council inspects and can
take action against landlords, not tenants – HMO communal areas include
stairwells, corridors, hallways, shared kitchens, shared bathrooms, bin
stores, and any shared external areas – Poor communal area maintenance
is one of Manchester council’s primary triggers for HMO licence review –
A professional communal cleaning contract creates a documented record of
maintenance that supports licence renewal and council compliance
What the Law Actually
Requires
Section 7 of the Management of Houses in Multiple Occupation
(England) Regulations 2006 specifies that the manager must ensure the
common parts of an HMO are:
- Maintained in good and clean decorative repair
- Maintained in a safe and working condition
- Kept reasonably clear from obstruction
“Common parts” includes all shared spaces: stairwells, corridors,
hallways, shared kitchens and bathrooms (where applicable), bin stores,
and any shared external areas such as gardens, paths, or communal
parking areas.
The Regulations apply regardless of what the tenancy agreement says.
A clause that places responsibility for communal cleaning on tenants
doesn’t remove the landlord’s legal obligation — it means the landlord
has delegated the task, but the legal responsibility for the outcome
remains with the landlord.
In practice: if Manchester City Council inspects an HMO and finds the
communal areas dirty, obstructed, or in poor repair, the enforcement
action is taken against the landlord. A landlord saying “the tenants are
responsible” is not a defence.
What Manchester Council Looks
For
Manchester City Council actively inspects licensed HMOs, and communal
area condition is consistently among the items assessed. Inspectors
under the Housing Act 2004 and the Housing Health and Safety Rating
System (HHSRS) look for:
Cleanliness of shared spaces: – Stairwells and
corridors free of debris, waste, and soiling – Shared kitchens (where
applicable) clean and functional – Shared bathrooms clean with no
evidence of mould or uncleaned fixtures – Bin stores — waste management
is one of the most commonly cited issues. Overflowing bins, bin areas in
poor condition, and evidence that waste is not being removed regularly
all signal poor management
Structural condition and hazards: – Blocked or
obstructed fire escape routes — a serious HHSRS hazard – Damaged
flooring, loose handrails, or defective lighting in communal areas
Pest evidence: – Rodent or insect activity in
communal areas or bin stores
For Manchester council’s HMO standards document, the council’s
published guidance specifies requirements across multiple areas of HMO
management, of which cleaning and waste management are consistent focal
points.
Common Manchester HMO
Compliance Mistakes
Assuming tenants will manage the communal areas:
This is the most common mistake. Even where a tenancy agreement assigns
communal cleaning to tenants, if the cleaning doesn’t happen the
landlord is exposed to enforcement action.
No cleaning contract or records: A council inspector
who asks when communal areas were last professionally cleaned and
receives no answer has reason to question whether the HMO is being
properly managed. A cleaning contract with dated service records
provides evidence of compliance.
Waste management failures: Bin stores that are never
cleaned, overflowing bins on collection day, and recycling areas in poor
condition are cited frequently in Manchester HMO inspections. Waste
accumulation attracts pests and creates HHSRS hazards.
Shared bathrooms and kitchens treated as individual-room
responsibility: In HMOs with shared bathrooms or kitchens,
these are communal areas. The legal obligation applies to them the same
way it applies to corridors and stairwells.
No response to tenant complaints about communal
condition: If tenants raise communal cleaning issues and the
landlord doesn’t act, this becomes evidence of poor management in a
council inspection.
HMO Communal Area Cleaning Requirements
Source: Management of HMOs (England) Regulations 2006; Manchester City
Council HMO standards guidance
| Communal Area | Cleaning Requirement | Typical Frequency |
|---|---|---|
| Stairwells and corridors | Clear, clean, no debris or obstruction | Weekly minimum; fortnightly for low-density HMOs |
| Shared kitchen (where applicable) | Surfaces clean, equipment functional, no food waste accumulation | Professional clean monthly; tenant daily maintenance |
| Shared bathrooms (where applicable) | Clean, no mould, limescale managed | Professional deep clean monthly minimum |
| Bin stores | Clean, no overflow, waste managed | Weekly check; clean monthly or as needed |
| External communal areas | Clear of debris, paths maintained | Monthly or as seasonal conditions require |
Council HMO standards guidance
The HMO Licence Connection
HMO licences are required for all larger HMOs in Manchester
(generally 5 or more occupants) and may be required for smaller HMOs
under the council’s additional licensing scheme. Licences are typically
issued for 5 years and must be renewed.
The condition of communal areas is assessed as part of the licence
process and any compliance inspection during the licence period. A
history of complaints from tenants about communal area condition, or
evidence of poor maintenance during an inspection, can affect licence
renewal.
A professional communal cleaning contract — with dated service
records — provides documentation that the property is being actively
maintained. This is useful evidence both for licence renewal and in any
enforcement proceedings.
For HMO properties with more complex communal cleaning needs — such
as large blocks with multiple floors, lifts, or external car park areas
— see our communal
area cleaning guide for letting agents.
Setting Up a Communal
Cleaning Contract
For landlords and property managers with one or several HMOs in
Manchester, the practical structure for communal cleaning:
Assess the scope first: What communal areas exist?
How many occupants? What’s the current cleaning standard? A walkthrough
before commissioning sets realistic expectations for both frequency and
cost.
Decide on frequency: For a typical Manchester
terraced HMO (4–6 occupants), weekly or fortnightly communal cleaning is
appropriate. High-density HMOs or those with shared bathrooms and
kitchens may need more frequent visits.
Get dated service records: Every visit should be
logged with a date and signature. This is the evidence record for
council inspections and licence renewal.
Brief tenants: Tenants don’t need to do the communal
cleaning under this arrangement, but they do need to know not to
accumulate waste in communal areas or obstruct shared spaces. A short
written communication at the start of a tenancy sets expectations
clearly.
Frequently Asked Questions
Can I make tenants responsible for communal cleaning in the
tenancy agreement?
You can include a clause delegating the task — but you cannot
transfer the legal obligation. Under the Management of HMOs (England)
Regulations 2006, ultimate responsibility for communal area cleanliness
rests with the manager (landlord). If tenants don’t maintain the
communal areas and the council inspects, the landlord is liable.
How often should communal areas be professionally
cleaned?
For a typical Manchester HMO with 4–6 occupants and standard communal
areas: weekly to fortnightly cleaning is appropriate. Properties with
shared kitchens or bathrooms, or with higher occupant density, typically
need weekly professional cleaning.
What happens if a council inspector finds dirty communal
areas?
An inspector can issue an improvement notice requiring remediation
within a set timeframe. Failure to comply can result in fines.
Persistent failures can affect HMO licence renewal. In serious cases,
councils have emergency powers to take direct action and recover
costs.
Does a cleaning contract reduce the risk of tenant disputes
about communal areas?
Yes, in practice. When tenants can see that communal areas are being
professionally cleaned on a regular schedule, they’re less likely to
raise formal complaints. The dated service records also provide a clear
response to any complaint — showing when cleaning last took place and
what was done.
Related reading: How
to Choose a Cleaning Company for Your Property Portfolio | Communal
Area Cleaning for Letting Agents: A Practical Guide | Void
Period Cleaning: What Property Managers Need to Know
Need a communal cleaning contract for your Manchester HMO? Get a free quote from Atlon
Cleaning Services or call 0161 524
9966. We cover Greater Manchester and the wider North West.
