The new Private Rented Sector Database (PRS Database) is one of the most significant changes facing landlords in England under the Renters’ Rights Act 2025.

From 15 December 2026, the Government will begin rolling out its new “Register your rental property” service, starting in the West Midlands before moving across England.

For landlords, registration is much more than an administrative requirement.

Failure to comply with the landlord database requirements can potentially result in:

financial penalties of up to £7,000 for breaches;
penalties of up to £40,000 for certain offences;
criminal prosecution;
restrictions on obtaining a possession order; and
in certain circumstances, exposure to a Rent Repayment Order (RRO).

In this guide, Landlord Advice UK explains the new landlord registration requirements, when landlords need to register and what could happen if a landlord fails to comply.

Important: The database is being introduced in stages and some of the detailed rules are contained in secondary legislation. Landlords should therefore check the legislation and Government guidance applicable to their property at the relevant time.

What is the Private Rented Sector Database?

The legal framework for the new Private Rented Sector Database is contained in Part 2, Chapter 3 of the Renters’ Rights Act 2025.

The database is intended to contain information relating to private residential landlords, properties which are or are intended to be privately let, and certain enforcement action taken against landlords.

The Government says the database is intended to help landlords understand their obligations, provide tenants with information about properties and assist local authorities with enforcement.

Do landlords have to register on the new landlord database?

Yes, once the relevant registration requirements apply to the landlord and property.

Section 82(3) of the Renters’ Rights Act 2025 provides that a residential landlord must ensure that:

there is an active landlord entry for the landlord;
there is an active dwelling entry for each property being let; and
those entries comply with requirements prescribed under the legislation.

The detailed information landlords must provide is dealt with through the database provisions and regulations made under them.

This means that, once the registration requirement applies to a landlord and their property, registration is not optional.

When does the landlord database start?

The Government announced on 9 September 2026 that its new “Register your rental property” service will launch on 15 December 2026.

The rollout begins in the West Midlands before continuing region by region across England over approximately 12 months.

When a region is called forward, landlords with properties in that region will generally have a three-month registration period.

The Government currently states that all landlords actively letting property will need to have registered by 14 November 2027.

Importantly, the relevant region is determined by where the rented property is located, rather than where the landlord lives.

Does every landlord have to register on 15 December 2026?

No. The database is being introduced through a regional rollout.

This means landlords should not assume that 15 December 2026 is the registration deadline for every property in England.

The Government has also confirmed that the initial requirements will focus on landlords with properties already let, or which become occupied during the rollout.

Further requirements concerning registration before marketing an unoccupied property and displaying registration numbers in advertisements are intended to follow as the public-facing service develops.

Landlords should therefore check the rules actually in force at the time rather than relying upon a single national date.

What information will landlords have to provide?

The Renters’ Rights Act permits regulations to specify the information required for database entries.

The Government’s implementation roadmap indicates that this is expected to include information such as:

landlord contact information;
property address;
property type;
number of bedrooms;
occupancy information;
whether the property is furnished;
gas safety information;
electrical safety information; and
Energy Performance Certificate information.

The detailed requirements are dealt with by the Private Rented Sector Database Regulations 2026.

At the time of writing, those Regulations have been laid in draft and have not yet been made as a statutory instrument.

Landlords should therefore check the final version before relying upon the precise registration requirements.

Will landlords have to pay to register?

The Government announced in September 2026 that the annual fee will be £65 per property.

Landlords with multiple properties should therefore prepare for registration across their portfolio as each relevant region enters the rollout.

Can a landlord advertise an unregistered property?

Section 82 of the Renters’ Rights Act ultimately introduces restrictions concerning marketing, advertising and letting properties.

Section 82(1) provides that a person must not market a dwelling for the purpose of creating a residential tenancy unless there is an active entry for both the landlord and dwelling.

Section 82(2) also requires prescribed written advertisements to contain the relevant unique identifiers o the landlord.

However, commencement is important.

The Government has said that the initial regional rollout concerns properties which are already let or become occupied during the rollout. Requirements to register unoccupied properties before marketing and to display registration numbers in advertisements are intended to be introduced subsequently.

Landlords and letting agents should therefore check which elements of section 82 have actually commenced before marketing a property.

What is the fine for failing to register on the landlord database?

Under section 82 of the Renters’ Rights Act 2025, a landlord must be registered on the landlord database before they can market, advertise or let a residential property in circumstances covered by the Act. Section 82 also prevents a landlord from authorising another person to market, advertise or let the property unless the registration requirements are met.

If a landlord breaches a requirement under section 82, a local housing authority can impose a financial penalty under section 91 where it is satisfied beyond reasonable doubt that the breach occurred.

For an ordinary breach, the maximum financial penalty is up to £7,000.

This means that failing to comply with the landlord database registration requirements can potentially result in a financial penalty of up to £7,000. Landlords should therefore not treat registration as a minor administrative formality.

Can the landlord database fine increase to £40,000?

Yes, but not simply because a landlord has failed to register.

Under section 91(2)(a) of the Renters’ Rights Act 2025, an ordinary breach of the landlord database requirements can result in a financial penalty of up to £7,000. Legislation.gov.uk

However, certain more serious or repeated conduct becomes a criminal offence under section 92. This includes:

knowingly or recklessly providing materially false or misleading information;
continuing the breach after a previous financial penalty for the required statutory period; or
committing a further qualifying breach within five years of an earlier penalty.

Where the conduct amounts to a section 92 offence, the local authority can, instead of prosecuting, impose a financial penalty of up to £40,000 under section 91(1)(b) and (2)(b). Alternatively, the person can be prosecuted and, if convicted, fined by the court.

So, it is misleading to say “the fine for failing to register is £40,000.” The Act distinguishes between an initial breach (up to £7,000) and conduct that becomes a section 92 offence (up to £40,000 as an alternative to prosecution).

Can an unregistered landlord still obtain possession?

This is potentially the most significant consequence for landlords already dealing with possession proceedings.

Section 90 of the Renters’ Rights Act 2025 amends section 7 of the Housing Act 1988.

The legislation prevents the court from making a possession order while the residential landlord is in breach of the requirement under section 82(3)(a) to maintain the required active landlord and dwelling entries.

This can be particularly significant where substantial rent arrears have accumulated and the landlord is relying upon one of the statutory possession grounds.

Are there exceptions to the possession restriction?

There are two particularly important statutory exceptions.

The breaches relating to the database do not prohibit a court making a possession order where possession is sought under:

Ground 7A

This is the serious anti-social behaviour ground.

Ground 14

This concerns nuisance, annoyance, illegal or immoral use and other forms of anti-social behaviour covered by the statutory ground.

These exceptions recognise the potentially serious consequences of preventing possession where anti-social behaviour is involved.

The Secretary of State also has power to modify by regulations the persons or circumstances in which the possession restriction applies.

Landlords should therefore always check the law in force at the date possession proceedings are being considered.

Can tenants claim a Rent Repayment Order if their landlord isn’t registered?

Section 98 of the Renters’ Rights Act 2025 expands the offences which can support a Rent Repayment Order under the Housing and Planning Act 2016.

This includes specified offences under section 92 relating to the PRS Database.

For example, an RRO can potentially arise in connection with the offence of knowingly or recklessly supplying materially false or misleading information.

It can also apply to the section 92(2) continuing-breach offence (where the offence or which a financial penalty has been issued continues after 28 days of the financial penalty having been issued) where the underlying financial penalty concerns a breach of the requirement to maintain an active landlord entry in the database in respect of the person and an active dwelling entry in the database in respect of the dwelling, and any requirements relating to the entries imposed by regulations under section 78 are complied with.

How much rent can be claimed under a Rent Repayment Order?

The Renters’ Rights Act 2025 significantly strengthened the Rent Repayment Order regime.

Among the changes, the legislation extended the relevant maximum period from 12 months to two years in applicable cases.

The amount ultimately ordered is determined under the statutory RRO regime and will depend upon matters including the particular offence and circumstances of the case.

Source: Renters’ Rights Act 2025, sections 98–104:
https://www.legislation.gov.uk/ukpga/2025/26

What if there are joint landlords?

Joint landlords should also be particularly careful.

The possession provisions contemplate circumstances involving multiple landlords, and the legislation gives the Government power to make different database provision concerning joint landlords.

Where a property is jointly owned or jointly let, landlords should therefore ensure that the applicable registration requirements have been properly satisfied rather than assuming that registration by one person necessarily resolves the position for everybody.

What should landlords do now?

Landlords should start preparing for the database before their regional registration window opens.

We recommend checking:

Where each rental property is located

The rollout date follows the property rather than the landlord’s home address.

When that region enters the database rollout

Do not assume that every landlord has the same registration deadline.

Your compliance documents

Ensure documents such as gas safety records, EICRs and EPC information are available and up to date.

Your landlord and property information

Check that ownership, contact and property information is accurate.

Any existing possession proceedings

Where a notice has already been served or proceedings are underway, database compliance should form part of the possession review before a possession order is sought.

Your portfolio

Landlords with multiple properties should consider each property individually, particularly where properties are located in different regions.

Landlord Database and Possession Proceedings – Get Advice

The new Private Rented Sector Database adds another important compliance requirement for landlords in England.

The consequences of getting it wrong can extend far beyond simply paying a registration fee.

A landlord who fails to comply could potentially face financial penalties, enforcement action and, most importantly for landlords seeking possession, restrictions on the court’s ability to make a possession order.

More serious or repeated database offences can potentially lead to penalties of up to £40,000, prosecution and, in specified circumstances, Rent Repayment Order proceedings.

Landlord Advice UK specialises in landlord and tenant law, possession proceedings, Rent Repayment Orders, civil penalties and landlord regulatory enforcement.

If you are unsure whether the new landlord database applies to you, are concerned about how non-registration could affect possession proceedings, or have received enforcement action from a local authority, contact our team for advice.

Landlord Advice UK
Telephone: 020 3903 2000
Email: [email protected]