The Renters' Rights Act 2025 creates a mandatory Private Landlord Database for England, a centralised register of every private landlord and every privately rented property in the country. The database launches in phases from late 2026. Here is everything we know so far.
The Private Landlord Database is not live on 1 May 2026. It launches in Phase 2 (expected late 2026 or early 2027). But the Act is already in force, the regulations are being drafted, and landlords who prepare now will avoid the last-minute rush.
What the database is
The Private Landlord Database is an England-wide digital register maintained by a government-appointed body. Every private landlord who lets residential property in England must register on the database and list every property they let.
The database will hold landlord identity information, property addresses, tenancy details, compliance records (gas safety, EICR, EPC), and enforcement history. Parts of the database will be publicly searchable, tenants will be able to check whether their landlord is registered and whether the property has any recorded enforcement actions.
Who must register
- Every private landlord who lets residential property in England under an assured tenancy, a regulated tenancy, or a licence to occupy.
- Landlords using letting agents, the obligation is on the landlord, not the agent. Your agent cannot register on your behalf (though they can help you prepare the information).
- Portfolio landlords, each property must be separately listed on the database.
- Corporate landlords, companies that let property must register. A named responsible person (director or company secretary) must be identified.
- Overseas landlords, if the property is in England, you must register regardless of your own location.
Registration fees
The government has confirmed that registration fees will be proportional and designed to cover the cost of running the database, not to generate revenue. Exact fees have not yet been published, but the consultation response indicated a fee structure likely to be in the range of �20-�50 per property. We will update this guide as soon as fees are confirmed.
Penalties for non-registration
- Civil penalty of up to �30,000 for failing to register or providing false information.
- Bar on serving possession notices, an unregistered landlord cannot serve a valid Section 8 notice. This is the most powerful enforcement mechanism: if you are not registered, you cannot evict.
- Rent Repayment Orders, a tenant of an unregistered landlord can apply to the First-tier Tribunal for a Rent Repayment Order of up to 12 months' rent.
- Repeated non-compliance can result in a banning order preventing you from letting property in England.
Timeline
| Phase | Expected timing | What happens |
|---|---|---|
| Phase 1 (1 May 2026) | Now | The Act commences. The legal framework for the database is in force. Regulations are being drafted. |
| Phase 2 (late 2026 / early 2027) | 6-12 months | The database goes live. Regional rollout begins, likely starting with areas that already have selective licensing schemes. |
| Full enforcement | 2027 onward | All landlords must be registered. Penalties apply for non-registration. Possession notices cannot be served by unregistered landlords. |
The PRS Ombudsman, running alongside the database
The Act also creates a compulsory PRS Ombudsman, a free complaints service for tenants who cannot resolve disputes with their landlord. Every private landlord will be required to join the Ombudsman scheme and pay an annual membership levy.
The Ombudsman is expected to launch after the database (possibly 2027-2028). The levy is expected to be modest, in line with social housing ombudsman fees (currently around �5-�10 per property per year). The Ombudsman will have the power to order compensation, require apologies, and mandate changes to landlord practices.
Our PRS Ombudsman Complaint Response Template (pre-order, �19) will be available when the scheme launches.
What to do now
- Compile your property portfolio details. For each property you let, gather: address, tenancy start date, current rent, tenant name(s), gas safety certificate date, EICR date, EPC rating and expiry.
- Check your compliance records. The database will show compliance status, make sure your gas safety certificates, EICRs, and EPCs are current. An expired certificate on the database will be visible to tenants and enforcement officers.
- Set aside the registration fee. Budget �20-�50 per property for the initial registration.
- Sign up for LetSafe updates. We will notify you as soon as the database goes live and registration opens.
- Pre-order our Registration Pack. Our Private Landlord Database Registration Pack (pre-order, �9) will include a step-by-step registration walkthrough, a property information checklist, and a compliance-document organiser.
The database is designed to protect tenants, but it also protects good landlords. A clean registration record, up-to-date compliance, and no enforcement history will distinguish you from rogue operators. Think of it as a public trust signal.