The PRS Database, soon known as "Register Your Rental Property", will make registration a legal must for every landlord in England. Here is what it is, when it starts, and how to get ready, explained in plain English.
A big change is coming for landlords in England. The government is building a national register of landlords and rental properties called the Private Rented Sector (PRS) Database. When it goes live, registering will not be a choice. It will be the law.
The good news is that you have time to prepare, and preparing is straightforward. In this guide, we walk you through exactly what the database is, when it arrives, what it will cost you if you ignore it, and the simple steps to be ready before registration opens in your area.
The PRS Database is a new national register of private landlords and rental properties in England, created by the Renters' Rights Act 2025. Every landlord must register themselves and each property they let. It rolls out region by region from late 2026. Landlords who do not register face fines of up to £7,000, rising to £40,000, and may be unable to evict a tenant or even legally let the property.
- Official name
- "Register Your Rental Property" (the Private Rented Sector Database in law)
- Who must register
- Every private landlord in England, from one property to a large portfolio
- When
- Phased rollout by region from late 2026, widening through 2027
- What you get
- A Landlord Registration Number, plus a Property Registration Number for each property
- Penalties
- Up to £7,000 for a first breach, up to £40,000 for serious or repeat breaches
- Extra risk
- No valid registration can mean no possession, and tenants may claim up to 24 months' rent back
What Is the PRS Database?
The PRS Database is a new, government-run online register of private landlords and the properties they rent out across England. It was created by the Renters' Rights Act 2025 and will be known publicly as "Register Your Rental Property".
Essentially, think of it as a single official record of who is renting out homes in England and whether they are meeting their legal duties. When you register, you will receive two things:
- A Landlord Registration Number, which identifies you as a landlord.
- A Property Registration Number for each individual property you let.
Meanwhile, the government has three clear aims for it. First, to help tenants check a landlord and property before they rent. Second, to give landlords one place to demonstrate they are compliant. Third, to help local councils find and target the small number of landlords who ignore the rules.
How the database fits with other rules
It is an England-only system. It does not replace HMO licensing, and it is separate from Rent Smart Wales. So if you let an HMO, you will still need your licence as well as your database registration.
The PRS Database is a national register, created by the Renters' Rights Act 2025, that every private landlord in England must join. Landlords register themselves and each rental property, then receive registration numbers that prove the property can be legally let.
When Does the PRS Database Start?
The database is not live yet. However, the government has confirmed a phased rollout, region by region, beginning in late 2026 and widening across England through 2027.
How it fits with the Renters' Rights Act timeline
Naturally, it is worth understanding how this fits with the wider Renters' Rights Act, because the dates are often confused. In short, the Act arrives in stages, and the database is part of a later phase than the headline eviction changes.
| When | What happens |
|---|---|
| 27 October 2025 | Renters' Rights Act 2025 receives Royal Assent (becomes law) |
| Mid 2026 | Government beta-tests "Register Your Rental Property" with real landlords |
| 1 May 2026 | Main tenancy rules take effect: Section 21 abolished, tenancies become periodic, new possession grounds |
| Late 2026 | PRS Database begins rolling out, in phases by region. Landlords start registering |
| 2027 | Rollout widens nationally. Agents and portals must show valid registration numbers on adverts |
| 2028 | Mandatory sign-up to the separate PRS Landlord Ombudsman is expected to take effect |
Because the rollout is regional, your exact registration window will depend on where your property is located. As a result, timing will vary from area to area. The precise dates will be confirmed through secondary legislation and government guidance, so it is worth watching the official GOV.UK announcements as the date approaches.
Watch out for scams. There is no live registration portal yet. Do not pay any third party claiming to offer "PRS Database registration" today. When the service opens, you will register through the official GOV.UK route.
Not sure your properties are ready for registration? Let our team check your compliance for you.
Why It Matters: The Penalties and Hidden Risks
Registration will not be optional, and the consequences of getting it wrong go well beyond a fine. In fact, there are three separate risks every landlord should understand.
1. Civil penalties of up to £40,000
First, local councils will be able to issue a civil penalty of up to £7,000 for a first breach, such as letting a property without registering it. For serious cases, repeat breaches, or giving false or misleading information, that penalty can rise to as much as £40,000. Councils can issue these fines directly, without going to court.
2. You may be unable to evict your tenant
This is the risk many landlords miss. In practice, the government plans to link possession to registration. In plain terms, if you and your property are not correctly registered, you may not be able to serve a valid possession notice or regain your property, even with good reason. Your ability to manage your own asset depends on being registered.
3. Tenants could reclaim up to 24 months' rent
On top of this, if you let a property while unregistered, a tenant can apply to the First-tier Tribunal for a Rent Repayment Order. The Renters' Rights Act doubled the maximum from 12 to 24 months. On a property let at £1,800 a month, that is a potential exposure of over £40,000 in repaid rent, on top of any council fine.
Failing to register is not a minor admin slip. Between council fines of up to £40,000, the loss of your right to regain possession, and rent repayment orders of up to 24 months, the combined cost of non-compliance could run to tens of thousands of pounds per property.
What Information You Will Need to Register
Helpfully, the service was beta-tested with landlords in mid-2026, so we have a clear picture of what registration is likely to involve. The final list may change slightly before launch, but based on the testing, expect to provide the following.
About you
- Your full legal name, or your company name and registered number if you let through a limited company.
- Contact details for you and any joint landlords linked to each property.
About each property
- The full property address, which must match Land Registry records.
- Property type (flat, house or HMO), number of bedrooms, and whether it is furnished.
- Occupancy details, such as the number of households or residents and whether it is currently let.
- Licence details, if the property is a licensable HMO.
Compliance documents
- Your current Gas Safety Certificate. During testing, this had to be uploaded within 28 days to keep the property registered.
- Your Electrical Installation Condition Report (EICR) or equivalent electrical safety certificate.
- Your Energy Performance Certificate (EPC). The system checks the EPC register automatically and asks you to confirm the correct one.
Then, once your property details are submitted, the Property Registration Number is emailed to you. There is also expected to be an annual fee, set to cover the cost of running the service, with the exact amount confirmed closer to launch.
Gathering these documents is not just registration prep. It is a free compliance audit of your own portfolio. The landlord who collects their certificates now is the one who spots the expired EICR or missing EPC and fixes it quietly, before a council officer or tenant complaint does it for them.
What the PRS Database Means for Letting Agents
Importantly, the new rules do not only affect landlords. Letting agents carry real responsibility too, along with their own penalties.
For example, once the duty is in force in an area, an agent will not be able to advertise or let a property unless it has a valid Landlord Registration Number and Property Registration Number. Marketing an unregistered property can expose the agent to their own civil penalty.
In practice, this means agents need robust systems to check registration status before they market a home, and to keep that status current throughout the tenancy too. For landlords, it is another reason a good managing agent adds value. A professional agent should track your certificates and registration so nothing slips.
An agent cannot register in place of a landlord, but they can assist with the process. The registration remains the landlord's legal record. However, agents can be penalised for advertising or letting a property that is not validly registered, so compliance checks become part of every listing.
How to Prepare: A Step-by-Step Checklist
The database is not live yet. However, there is plenty you can do now to make registration quick and painless when your area opens. So work through these steps.
- Audit your certificates. Check the Gas Safety Certificate, EICR and EPC for every property. Note the expiry dates.
- Renew anything expired or expiring soon. If a certificate has lapsed or is close, book the renewal now rather than in a last-minute rush.
- Check your EPC rating. Confirm each property has a valid EPC, and be aware that most rentals will need at least a C rating by 2030 under separate plans.
- Organise your property records. Compile accurate addresses, property types, bedroom counts and occupancy details for your whole portfolio in one place.
- Confirm your landlord details. Have your legal name, or company details, and contact information ready, including for any joint owners.
- Stay informed. Watch GOV.UK for the announcement of your regional registration window so you are ready when it opens.
- Consider professional management. A good letting agent can track and manage all of this on your behalf, which removes the risk of missing a deadline.
Do not leave it to the deadline. When registration windows open, tradespeople and assessors get busy. Renewing an expired EICR or EPC in the quiet months now is far cheaper and less stressful than scrambling at the last minute.
We track certificates, deadlines and registration for the landlords we manage, so nothing gets missed.
PRS Database: Myths vs Facts
Myth "It only applies to big portfolio landlords."
Fact Every private landlord must register, from one property to a hundred. There is no minimum threshold.
Myth "My letting agent registers for me, so I do not need to worry."
Fact An agent can help you register, but the legal record is yours. You remain responsible as the landlord.
Myth "It is the same as HMO licensing."
Fact It is separate. If you let a licensable HMO, you will still need both the licence and database registration.
Myth "I can register now to get ahead."
Fact The service is not live yet. Anyone asking for payment to register you today is not legitimate.
Common Mistakes to Avoid
- Assuming you have plenty of time. The rollout is phased, so your area could open sooner than you expect. Prepare now.
- Letting a certificate lapse. An expired gas, electrical or EPC certificate can hold up registration and breach other rules too.
- Ignoring the possession link. If you might need to regain your property, being unregistered could block you. Do not risk it.
- Paying a scam "registration" service. No legitimate service can register you before the government portal is live.
- Treating it as just paperwork. Use the run-up as a genuine compliance check across your whole portfolio.
Frequently Asked Questions
Here are the questions landlords ask most. First, the basics. After that, the practical details of registering.
The basics
What is the PRS Database?
The PRS Database is a national register of private landlords and rental properties in England, created by the Renters' Rights Act 2025. It will be called "Register Your Rental Property". Every landlord must register themselves and each property they let, then receive registration numbers that allow the property to be legally rented.
When does the PRS Database launch?
The database is not live yet. However, the government has confirmed a phased rollout by region, beginning in late 2026 and widening through 2027. As a result, your exact registration window will depend on where your property is located.
Do I have to register if I only have one rental property?
Yes. There is no minimum threshold. A landlord with one property has exactly the same duty to register as a landlord with a hundred. Every private landlord letting in England must register.
What happens if I do not register?
Councils can issue a civil penalty of up to £7,000 for a first breach, rising to £40,000 for serious or repeat breaches. On top of that, you may also be unable to regain possession of your property, and tenants could apply to reclaim up to 24 months' rent through a Rent Repayment Order.
Registering and preparing
What information do I need to register?
Based on beta testing, you will need your contact details and those of any joint landlords, each property's address, type, bedroom count and occupancy status, plus compliance documents including your Gas Safety Certificate, EICR and EPC. HMO landlords will also need licence details. The final list may change before launch.
How much will PRS Database registration cost?
An annual fee is expected, set to cover the cost of running the service rather than to make a profit. The exact amount has not yet been confirmed and is expected to be announced closer to the launch date.
Can my letting agent register for me?
An agent can assist you with registration, but they cannot register in your place. The registration is your legal record as the landlord, so the responsibility stays with you. A good managing agent will help you keep everything current.
Is the PRS Database the same as HMO licensing?
No. It is a separate, England-wide system. If you let a licensable HMO, you will still need your HMO licence in addition to registering on the database. It also does not replace Rent Smart Wales, which is a separate Welsh scheme.
Timing and access
Can I register now to get ahead?
No. There is no live registration portal yet. Therefore, do not pay any company claiming to register you today, as this is not legitimate. When the service opens in your area, you will register through the official GOV.UK route. For now, focus on getting your documents in order.
Will tenants be able to see the database?
Yes. Tenants are expected to be able to search the database to confirm a landlord is registered and a property is listed before they rent. Property addresses and registration status are expected to be publicly visible, while some personal details are expected to be restricted.
Want to stay ahead of the PRS Database and the Renters' Rights Act?
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