The Renters' Rights Act 2025 (which commenced 1 May 2026) created a mandatory Private Rented Sector (PRS) database for England; a centralised, publicly searchable register of every private landlord and every privately rented property in the country. Registration is not optional: a landlord in breach of the duty to register cannot obtain a possession order except on the anti-social behaviour grounds. The rollout was confirmed on 9 September 2026, with registration opening regionally from 15 December 2026.
Registration opens 15 December 2026 in the West Midlands (deadline 14 March 2027) and reaches every English region by 15 August 2027 (South West deadline 14 November 2027). The deadline follows the property's location, not the landlord's. Landlords who prepare their compliance documents, property records, and identity verification now will register quickly when their region opens, and avoid the last-minute rush for engineers and assessors.
What the PRS landlord database is
The Private Rented Sector database is an England-wide digital register maintained by a government-appointed body under the Renters' Rights Act 2025. Every private landlord who lets residential property in England must register on the database and list every property they let.
The database holds: landlord identity information, property addresses, tenancy details, compliance records (Gas Safety Certificate, EICR, EPC), and enforcement history. Parts of the database are publicly searchable, tenants can check whether their landlord is registered and whether the property has any recorded enforcement action against it.
The database is one of three key pillars of the Act alongside the compulsory PRS Ombudsman and the abolition of Section 21 no-fault evictions (which came into force on 1 May 2026).
Who must register
- Individual private landlords who let under an assured tenancy, a regulated tenancy, or a licence to occupy
- Portfolio landlords, each property must be listed separately
- Corporate landlords, companies that let property; a named responsible officer (director or company secretary) must be identified
- Overseas landlords; if the property is in England, registration is required regardless of the landlord's location
- Landlords using agents; the obligation is on the landlord, not the agent. Agents may assist with preparation but cannot register on the landlord's behalf
- Exempt: social landlords, local authorities, student accommodation operated by educational institutions, and Crown tenancies
Registration fees
The government confirmed the fee on 9 September 2026: £65 per property per year, with the database opening in the West Midlands on 15 December 2026 before a regional rollout. Portfolio landlords pay per property. Fees are reviewed periodically. We will update this page as soon as the exact fee schedule is published.
Penalties for non-registration
| Penalty type | Amount / consequence |
|---|---|
| Civil penalty | Up to £7,000 initial, up to £40,000 continuing or repeat |
| Possession restricted | Once the duty is live, an unregistered landlord cannot obtain a possession order except on the serious anti-social behaviour grounds |
| Rent Repayment Order | Tenant can claim up to 24 months' rent at the First-tier Tribunal |
| Banning order | Repeated non-compliance can ban you from letting in England |
Once the duty is live, an unregistered landlord cannot obtain a possession order except on the serious anti-social behaviour grounds. Since Section 21 was abolished on 1 May 2026, Section 8 is the only route to possession, so for most grounds a non-paying tenant is effectively irremovable until you register and then serve a fresh notice.
Phase 2 timeline
| Phase | Timing | What happens |
|---|---|---|
| Phase 1, Act in force | 1 May 2026 (now) | Legal framework for the database is live. Regulations being drafted. Compliance obligations are established. |
| Phase 2, Database launches | From 15 December 2026 | Registration opens in the West Midlands, then rolls out by region. Fee: £65 per property per year. |
| Full enforcement | 2027 onward | All landlords must be registered. Civil penalties and possession bar apply. Tenants can search the register. |
Compliance documents you need before registering
The database will display your compliance status publicly. Make sure all certificates are current before registering, expired certificates will be visible to tenants and enforcement officers from day one:
- Gas Safety Certificate (CP12): Annual check by a Gas Safe registered engineer. Must be provided to tenants within 28 days. A lapsed certificate carries its own penalties (it does not invalidate a Section 8 notice).
- EICR (Electrical Installation Condition Report): Required every 5 years (or on change of tenancy). Must be carried out by a qualified electrician.
- EPC (Energy Performance Certificate): Minimum E rating required for all new lettings. F and G-rated properties cannot be let (with limited exceptions).
- How to Rent guide: Current edition must be served at the start of every tenancy.
- Deposit protection certificate: If you hold a deposit, it must be protected in a government-approved scheme within 30 days.
What to do now to prepare
- Compile your property records. For each property: address, tenancy start date, current rent, tenant name(s), current Gas Safety Certificate date, EICR date, and EPC rating and expiry date.
- Check compliance certificate dates. Renew any lapsed or expiring certificates before the registration portal opens. The database will show compliance dates publicly.
- Verify your identity documents. You will need government-issued photo ID and Land Registry title confirmation. Company landlords should confirm Companies House details and identify a responsible officer.
- Budget for registration fees. The confirmed fee is £65 per property per year. A 10-property portfolio = £650 per year.
- Sign up for LetSafe alerts. We will email you when the portal opens. Use the 'Notify me' button on our PRS database overview guide.
The public register is not just a compliance hurdle, it is a trust signal. A landlord with a clean registration record, current compliance certificates, and no enforcement history will stand out to tenants in a competitive rental market. Think of registration as your digital good landlord badge.