The Manchester streets where every other house is owned by landlords

The terraced houses off Matthews Lane in Levenshulme look typical of many of Manchester’s streets. But there is something that makes them stand out.

Almost two-thirds of the properties on this estate are rented out by landlords. Manchester City Council estimates that 170 of the 264 homes in these streets are privately rented properties – a higher proportion than average across the city.

Across Manchester, around 90,000 homes are part of the private rented sector, accounting for 38% of housing in the city. However, the sector remains largely unregulated, allowing rogue landlords to go unchecked. Now, though, a scheme which has been introduced to keep a closer eye on the city’s landlords is being rolled out further.

How has the council been working to regulate private rentals in Manchester?

Since 2017, a council crackdown on unsafe housing in Manchester has seen hundreds of privately rented properties inspected and many landlords fined. Damp, mould and fire safety hazards have been identified in privately rented properties thanks to the selective licensing schemes rolled out across the city.

The schemes require private landlords in particular parts of the city to obtain a licence and as part of the process, their properties can be inspected. Hundreds of compliance inspections have been carried out in Manchester so far, with most private rented sector properties found to be ‘broadly’ or ‘fully’ compliant.

But landlords of 82 properties have been subject to legal notices or fines totalling £115,299 to date. And now, another 700 homes will be affected.

So far, 1,887 private rented sector properties in Manchester have been fully licensed by the council. The first selective licensing schemes in the city were introduced in parts of Crumpsall, Moss Side, Moston and Old Moat from 2017.

Last year, new schemes were launched in Gorton and Abbey Hey, Harpurhey and Clayton and Openshaw. Streets in Cheetham where the scheme was set to start this spring won’t feature for now following feedback from a consultation.

However, four new selective licensing schemes have now been launched in Moss Side, Whalley Range, Rusholme, Longsight and Levenshulme. The affected streets are selected according to the proportion of private rented properties in them.

All residents in properties that now require a licence will receive a letter explaining that licensing is now in operation and that their landlord will be required to apply. Landlords will be contacted by the local authority and are encouraged to apply for a licence as the earliest opportunity with an early bird discount being offered to all applications through until August 8.

Labour councillor Gavin White, who is the executive member for housing and employment at the council, said: “We have gathered a lot of evidence that refers to poor property standards in the private rented sector in each of the new selective licensing designations, which shows that there needs to be intervention to improve the private sector homes in these areas.

“Selective Licensing addresses the fact that private sector housing has very limited regulation and therefore tenants have little to no recourse when they experience problems in their homes. Social housing tenants are supported by a range of bodies including the social housing regulator and ombudsman who can hold councils and housing providers to account.

“Landlord licensing provides councils an opportunity to offer a formal route of intervention for private sector tenants to ensure they have a safe, secure and decent home to live in. A route which otherwise wouldn’t be open to them.”

Areas with significant and persistent problems such as anti-social behaviour, poor property conditions and high levels of deprivation are prioritised. The streets in Levenshulme which have been selected tick many of these boxes.

What is the area around Maida Street in Levenshulme like?

Bounded by Matthews Lane and Longden Road, around 64% of the terraced houses between Stovell Avenue and Hemmons Road are privately rented. The Local Democracy Reporting Service spoke to some of the residents living in these streets this week to find out what their experience of renting is like.

Half a dozen or so said they have had no problems with their privately rented properties – but some still say they support the new scheme. All of the private renters who responded reported having good relations with their landlords.

Khalid Wali, who lives in Longden Road, started renting his property last year after moving from Pakistan. “It’s been a good experience so far,” he says.

Peter Thelwall, who has lived on the same street for 16 years, is also satisfied with his landlord, but says that the selective licensing scheme is ‘a good idea’. Other residents of the street complain of the lack of cleanliness in the area.

Meanwhile in Maida Street, one mother complains about crime and anti-social behaviour. However, the only complaints about housing conditions that come up during the hour spent on these streets are from those in social housing.

Elahe Daryoush, a single mother who lives with her two children in Maida Street, is waiting for her housing association to remove the mould in the property where she has lived for eight months. The issue has been reported, but while she waits, the mould is making her 16-year-old asthmatic son cough.

“This is a rubbish home,” she said, “but I have to stay here. I don’t have a choice.”

Further along Maida Street, another man reports mould in a property that belongs to another housing association operating in the area. “When it rains, the walls get really wet,” he explains. “And it rains a lot in Manchester.”

What is the Good Landlord Charter?

Next month, Greater Manchester mayor Andy Burnham will set out his plans for a Good Landlord Charter aimed at driving up housing standards. Initially focused on the private rented sector, social housing providers have agreed to sign up to the scheme too following the tragic death of toddler Awaab Ishak in Rochdale.

The two-year-old died in December 2020 after his family repeatedly reported mould and damp in their home, but Rochdale Boroughwide Housing – which owns and manages the Freehold estate flat where he lived – failed to act.

Speaking at a press conference earlier this year, Greater Manchester Housing Providers chair Charlie Norman said Awaab’s death is a ‘defining moment’ for the social housing sector. The partnership which represents housing providers across the city-region says it is working collaboratively to drive up standards.

Responding to reports of mould and damp in Maida Street, the partnership’s chair said: “Providing safe, decent homes, and ensuring the voice of all tenants is heard and acted on is fundamental to what we do as housing providers.

“The death of Awaab Ishak in Rochdale, and the issues highlighted in the coroners’ verdict last year have rightly galvanised the housing sector into firm and meaningful action to drive up standards. We recognise there are broad lessons for the sector to learn on how we deal with condensation, damp and mould and wider disrepair, and how we work with tenants to resolve issues quickly, with empathy and respect.”