Renters’ Rights Act Landlord New PRS Database Explained

The next major stage of the Renters’ Rights Act 2025 is approaching, and landlords and letting agents across England need to start preparing for the new national landlord registration system.

The Government has now confirmed that the new “Register your rental property” service, commonly referred to as the Private Rented Sector Database or PRS Database, will begin its phased rollout on 15 December 2026.

Registration will become a legal requirement for landlords within scope of the scheme. Importantly, failing to register will not simply be an administrative oversight. It can result in financial penalties and may also affect a landlord’s ability to obtain possession of their property.

In this guide, Landlord Advice UK answers some of the most common questions landlords and letting agents are asking about the new landlord register.

What Is the Renters’ Rights Act Landlord Register?

The Renters’ Rights Act 2025 provides for the creation of a national Private Rented Sector Database.

The first stage of this system is being introduced under the name “Register your rental property”.

The database is intended to create a central record of private landlords and rented properties in England. It will provide information to local authorities to assist with enforcement while ultimately giving tenants greater transparency about landlords and properties.

For landlords, it represents another important compliance requirement alongside existing obligations concerning gas safety, electrical safety, energy performance, licensing and tenancy documentation.

When Does the Landlord Register Start?

The Government has confirmed that the registration service will launch on 15 December 2026.

However, registration is being introduced region by region, rather than every landlord in England having the same deadline.

Each region will have a three-month registration period.

The current timetable is:

West Midlands
Registration starts: 15 December 2026
Deadline: 14 March 2027

East of England
Registration starts: 15 January 2027
Deadline: 14 April 2027

East Midlands
Registration starts: 15 February 2027
Deadline: 14 May 2027

South East
Registration starts: 15 March 2027
Deadline: 14 June 2027

Yorkshire and the Humber
Registration starts: 15 April 2027
Deadline: 14 July 2027

North West
Registration starts: 15 May 2027
Deadline: 14 August 2027

North East
Registration starts: 15 June 2027
Deadline: 14 September 2027

London
Registration starts: 15 July 2027
Deadline: 14 October 2027

South West
Registration starts: 15 August 2027
Deadline: 14 November 2027

This means that all landlords actively letting properties within the scope of the scheme are expected to have registered by 14 November 2027.

Which Registration Date Applies If I Live in a Different Area?

The relevant date is based on where the rented property is situated, not where the landlord lives.

For example, a landlord living in London who owns a rental property in Birmingham will need to consider the West Midlands registration timetable for that property.

This is particularly important for portfolio landlords with properties in several regions.

Landlords will, however, be able to register properties early once the national service launches rather than necessarily waiting for the compulsory registration period applicable to each property.

How Much Will the Landlord Register Cost?

The registration fee has been set at £65 per property, per year.

The fee applies to each property registered.

Therefore, a landlord with one qualifying rental property would pay £65 annually, whereas a landlord registering ten properties would pay £650 annually.

Portfolio landlords should therefore factor the registration fees into their annual compliance costs.

Who Will Have to Register?

The new system broadly applies to landlords of assured and regulated tenancies in England.

During the initial rollout, the registration requirements will apply to properties that are already let or which become occupied during the rollout.

The Government has also confirmed that future legislation will extend the system so that unoccupied properties will need to be registered before they are marketed for letting.

This will eventually mean registration becomes part of the process a landlord must complete before advertising a qualifying property.

Will Letting Agents Register Properties for Landlords?

The legal responsibility ultimately rests with the landlord.

However, landlords using letting agents or property managers will be able to agree for their agent to provide certain information on their behalf.

Landlords should therefore not simply assume that their managing agent has dealt with registration.

Before the relevant deadline, landlords should establish clearly:

who will complete the registration;
what information the agent will provide;
whether all compliance documents are current; and
who will be responsible for maintaining and renewing the registration.

For letting agents managing large portfolios, preparing systems for this now could avoid significant administrative problems when registration becomes compulsory.

What Information Will Landlords Need to Provide?

The database is intended to contain information concerning both the landlord and individual rental property.

Landlords should expect to provide personal or company information together with details concerning each property.

This is expected to include information such as the landlord’s name and contact details, the property address, the number of bedrooms, information about the occupants or households, rental information and relevant safety and compliance information.

Landlords should also ensure that records concerning matters such as the following are readily available and current:

Gas Safety Certificates;
Electrical Installation Condition Reports;
Energy Performance Certificates;
property licensing information where applicable; and
relevant tenancy information.

The database therefore represents more than simply entering a landlord’s name and property address onto an online register. It will increasingly become a central means by which landlords demonstrate compliance with their legal obligations.

What Happens If a Landlord Does Not Register?

This is one of the most important aspects of the new scheme.

Failure to comply with the Renters’ Rights Act requirements can result in enforcement action by the local authority.

Under the wider enforcement regime introduced by the Act, first or less serious breaches can attract civil penalties of up to £7,000, while serious or repeated breaches can potentially result in substantially higher penalties of up to £40,000.

Landlords should therefore avoid treating registration as an optional administrative exercise.

Can Failure to Register Affect a Section 8 Possession Claim?

Potentially, yes.

This is arguably the most significant consequence for landlords.

The Renters’ Rights Act contains provisions restricting a landlord’s ability to obtain a possession order where the landlord has failed to comply with the requirement to maintain an active registration for both themselves and the rented property.

There are exceptions for certain anti-social behaviour possession grounds, including Grounds 7A and 14.

For other possession cases, however, registration status could become another important compliance issue that should be checked before possession proceedings are commenced.

Following the abolition of Section 21, landlords already need to rely upon the appropriate statutory possession grounds. The introduction of the PRS Database adds another potential compliance issue capable of interfering with possession proceedings.

Landlords contemplating eviction should therefore obtain advice at an early stage rather than waiting until court proceedings have already been issued.

Will My Registration Number Have to Appear on Property Adverts?

Not immediately during the first stage of implementation.

The Government has confirmed that future legislation will require unoccupied properties to be registered before they are marketed.

As the public-facing system develops, landlords and letting agents will also need to include the relevant registration numbers on property advertisements.

This will make registration an important part of the pre-letting process.

Letting agents should therefore consider how registration numbers will eventually be incorporated into property portals, advertisements and internal compliance procedures.

Will Tenants Be Able to Search the Landlord Database?

The Government intends for tenants eventually to be able to check whether their landlord or prospective landlord has registered.

The wider PRS Database is intended to improve transparency and allow tenants to obtain information about properties and landlords before entering into a tenancy.

Local authorities will also have access to information on the database to assist them in identifying non-compliance and taking enforcement action.

The database is therefore likely to become an increasingly important part of the regulatory framework governing private landlords.

Does Registration Replace HMO or Selective Licensing?

No.

Landlords should not confuse registration on the national database with HMO licensing, additional licensing or selective licensing.

Where a property requires a licence under the Housing Act 2004 or a local authority licensing scheme, that obligation continues separately.

A landlord may therefore need both:

the appropriate property licence; and
registration under the new national landlord registration system.

Likewise, registering a property does not replace obligations concerning gas safety, electrical safety, deposit protection, energy performance or other statutory requirements.

What Should Landlords and Letting Agents Do Now?

Although the first compulsory registration period does not begin until December 2026, landlords should start preparing now.

The most sensible approach is to carry out a portfolio compliance audit.

For every property, check that you have accurate ownership and tenancy details and that all required safety documentation is current and readily accessible.

Portfolio landlords should also identify the region in which each property falls and record the applicable registration deadline.

Letting agents should speak to landlord clients in advance and agree who will be responsible for completing registrations and maintaining the information afterwards.

Waiting until the final weeks of a three-month registration window may create unnecessary risk, particularly where a landlord discovers missing or expired documentation.

Is the PRS Database the Same as the New Landlord Ombudsman?

No.

The Renters’ Rights Act provides for both a Private Rented Sector Database and a new Landlord Ombudsman/redress scheme, but these are separate reforms.

The registration database is being introduced first.

The Government’s implementation roadmap indicates that mandatory membership of the new landlord redress scheme is expected at a later stage, currently anticipated in 2028.

Landlords should therefore be careful not to assume that registering on the database automatically satisfies future Ombudsman requirements.

Frequently Asked Questions

Do all landlords have to register under the Renters’ Rights Act?

Landlords of assured and regulated tenancies falling within the scope of the legislation will be required to register themselves and their relevant properties as the scheme is rolled out across England.

How much does the new landlord register cost?

The announced registration fee is £65 per property per year.

When does landlord registration start?

The first regional rollout begins in the West Midlands on 15 December 2026. Other regions follow during 2027.

When must London landlords register?

The compulsory registration period for London is scheduled to begin on 15 July 2027, with a deadline of 14 October 2027.

When must landlords in the South East register?

The South East registration period is scheduled to begin on 15 March 2027, with a deadline of 14 June 2027.

Can I register before my region’s deadline?

The registration service is expected to permit landlords to register properties early once the service becomes available nationally.

Can my letting agent deal with registration?

Agents will be able to assist with providing certain information, but landlords should remember that the legal obligation ultimately rests with them.

Can I evict a tenant if I have not registered?

Failure to maintain the required active registration may prevent the court from granting possession under a number of possession grounds. There are exceptions, including specified anti-social behaviour grounds. Legal advice should therefore be obtained before serving notice or issuing proceedings where registration requirements apply.

Landlords Should Prepare Before Their Registration Window Opens

The Renters’ Rights Act landlord register represents another major change to the way private rented property is regulated in England.

For many landlords, the £65 annual fee will be less significant than the consequences of getting registration wrong.

The combination of financial penalties, increased local authority enforcement powers and potential restrictions on obtaining possession means registration should become a standard part of every landlord’s compliance checklist.

Landlords and letting agents should use the period before their regional registration deadline to review their portfolios, check documentation and ensure each property is ready to be registered.

Landlord Advice UK can assist landlords and letting agents with Renters’ Rights Act compliance, possession proceedings, tenancy documentation and disputes arising from the new regulatory regime. If you are unsure whether your tenancy or property complies with the new requirements, obtaining advice before taking action can prevent costly mistakes later.