Letting your property in Manchester can be a smart and rewarding way to build income and grow your long-term investment. The city’s rental market continues to perform strongly, attracting professionals, students, families and international tenants alike.
But before you hand over the keys, there are a few important things every landlord should ask. Whether you’re a first-time landlord or an experienced investor, asking the right questions now can help avoid problems later — and make your rental journey a smooth one.
At Hunters Manchester, we’ve supported hundreds of landlords in getting the most from their property. With our experienced team based right in the heart of the city — including our local lettings specialists and office team at 22 St John Street — we’ve put together the five key questions every landlord should ask before letting their property.
1. What are my legal responsibilities as a landlord?
It’s easy to assume that letting a property is as simple as finding a tenant and collecting rent — but there’s more to it than that. As a landlord, you’re legally responsible for providing a safe and habitable home that meets all the latest legislation.
This includes:
- Gas safety: You must have a valid Gas Safety Certificate (CP12), renewed every 12 months by a registered Gas Safe engineer.
- Electrical safety: You must have an Electrical Installation Condition Report (EICR) completed every five years.
- Smoke and carbon monoxide alarms: These must be installed and tested before the tenancy begins.
- Energy Performance Certificate (EPC): Your property must have an EPC with a minimum rating of E.
- Deposit protection: If you take a deposit, it must be registered in a government-approved scheme such as TDS, DPS or MyDeposits within 30 days.
- Right to Rent checks: You must verify that all adult tenants have the legal right to rent in England.
Additionally, you’ll need to stay up to date with any future changes to local and national regulations — such as licensing schemes or Minimum Energy Efficiency Standards (MEES).
Working with an experienced letting agent like Hunters Manchester means you don’t have to keep track of every piece of legislation yourself — we’ll guide you through what’s required and help ensure everything is compliant from day one.
2. How much rent should I charge?
Setting the right rent is a balancing act. Too high, and you risk long void periods. Too low, and you may miss out on potential income.
Here’s what to consider:
- Location: Rental values vary significantly across Manchester. Properties in the city centre (such as Deansgate, Ancoats or Spinningfields) will typically command higher rents, while areas like Levenshulme or Moston offer better yields for budget-conscious tenants.
- Property type and size: A one-bedroom flat in the Northern Quarter will rent differently to a four-bedroom home in Didsbury.
- Condition and features: Properties that are modern, well-decorated, energy-efficient and well-maintained tend to rent faster and at higher prices.
- Demand: Is your property likely to attract students, families or professionals? Market trends can shift quickly — especially in a city as fast-paced as Manchester.
At Hunters Manchester, we offer free, no-obligation rental valuations that give you an accurate idea of what your property is worth on the current market — and how to position it to attract the right tenants.
3. Should I let the property be furnished or unfurnished?
The right choice depends on your target tenant. Furnishing decisions can affect everything from tenant type to rental price and responsibilities.
Here’s how to think about it:
- Furnished: Often preferred by students, young professionals and international tenants. You’ll need to provide essential items like beds, wardrobes, sofas and appliances — but also take on responsibility for repairs or replacements.
- Unfurnished: Typically suits long-term renters, families or those relocating locally. It gives tenants more freedom to make the space their own and generally reduces wear and tear on your belongings.
- Part-furnished: A flexible middle ground. You might include kitchen white goods and a few key pieces of furniture, but not everything.
At Hunters Manchester, we’ll help you decide what level of furnishing makes sense for your property — and which tenant profiles it’s likely to attract.
4. What type of tenancy agreement should I use?
Choosing the right tenancy agreement is crucial to protect both you and your tenants. The most common is the Assured Shorthold Tenancy (AST) — typically lasting six or 12 months — but there are variations depending on your property type and tenant circumstances.
Your tenancy agreement should clearly set out:
- The start and end date of the tenancy
- The rent amount, how it’s paid, and when it’s reviewed
- Who’s responsible for repairs and maintenance
- Whether the tenancy can be renewed or ended early
- Any specific clauses (e.g., no pets, break clauses, subletting rules)
Using a generic template from the internet can leave you vulnerable if anything goes wrong. That’s why we provide fully compliant, legally sound tenancy agreements, tailored to your property and tenant type.
And if you’re letting to more than two unrelated tenants (a House in Multiple Occupation, or HMO), you may also need a licence from Manchester City Council — something we can guide you through step by step.
5. Should I manage the property myself or use a letting agent?
This depends on how involved you want to be — and how much time, knowledge and availability you have.
Here’s a quick comparison:
| Self-managing | Using a letting agent |
| Lower upfront cost | Monthly management fees apply |
| You deal with all tenant communication | All tenant queries handled for you |
| You arrange all maintenance and repairs | Access to trusted local contractors |
| Must stay up to date with legal changes | We keep you compliant and informed |
| Chase rent payments yourself | Rent collection, reminders, and statements |
| Handle emergencies 24/7 | We offer 24-hour emergency support |
At Hunters Manchester, we offer both Let Only and Fully Managed services — giving you complete flexibility.
Many of our landlords choose full management for peace of mind, especially if they’re based outside the city, have multiple properties, or just prefer a hands-off investment. But if you’d rather stay in control, we can still help find great tenants and set everything up professionally.
What insurance do I need as a landlord?
Standard home insurance won’t cover you when your property is tenanted. You’ll need landlord insurance, which can include:
- Buildings and contents cover
- Loss of rent
- Public liability
- Legal expenses
- Malicious damage by tenants
We work with trusted providers who specialise in landlord cover — ask our team for a quote as part of your letting setup.
Partner with Hunters Manchester
We know Manchester. From the Georgian terraces of Castlefield to the skyscrapers of Deansgate and the buzz of Ancoats and Northern Quarter, our team has hands-on experience with all corners of the city’s rental market.
Whether you’re letting your first buy-to-let or managing a growing portfolio, our goal is simple: to make the process stress-free, profitable and fully compliant.
With Hunters Manchester, you’ll benefit from:
- Accurate local rental valuations
- High-quality property marketing
- Tenant referencing and right-to-rent checks
- Deposit registration and compliance paperwork
- Legal tenancy agreements tailored to your needs
- Rent collection and monthly statements
- Repairs, inspections and maintenance coordination
- End-of-tenancy management and deposit resolution
We don’t believe in one-size-fits-all solutions. Every landlord is different — and we’re here to tailor our service to what matters most to you.
Book your free rental valuation
Thinking about letting your property in Manchester? Let’s talk.
Our free, no-pressure valuation gives you:
- A clear idea of how much rent you could achieve
- A breakdown of current tenant demand in your area
- Expert tips on how to increase appeal or yield
- Guidance on next steps, whether you’re ready to go or just exploring
📍 Visit us
Hunters Manchester
22 St John Street
Manchester
M3 4EB
Call or contact us
0161 830 5800
📧 Email us
Sales – manchester@hunters.com
Lettings – manchesterlettings@hunters.com
Final thoughts
Letting your property down doesn’t need to be daunting. With the right knowledge, preparation and professional support, it can be a positive, profitable experience — whether it’s your first time or your fiftieth.
At Hunters Manchester, we’re not just here to fill your property — we’re here to protect your investment, find the right tenants, and make sure everything runs smoothly from start to finish.
Got a question? We’re always happy to help — no jargon, no pressure, just straightforward advice.
