The Private Rented Sector Landlord Database is one of the most significant structural changes in the Renters' Rights Act 2025. Once live, every private landlord in England must maintain an active registration listing all their rented properties. Tenants will be able to search the database to verify landlord details before signing a tenancy agreement.
The database provisions have not yet commenced — the government is expected to open registration in a phased rollout through late 2026. LetSafe UK will update this guide as soon as commencement regulations are published.
What is the Private Rented Sector Landlord Database?
The PRS Landlord Database is a national register of private landlords and their rental properties in England. It is created under Part 2 of the Renters' Rights Act 2025 and will be administered by a government-appointed scheme operator. The database is publicly searchable — tenants can look up a landlord or property to verify registration status before signing a tenancy agreement.
- National register of all private landlords and rental properties in England.
- Publicly searchable — tenants can verify landlord registration.
- Mandatory for all private landlords. No opt-out for small landlords or accidental landlords.
- Property agents managing properties on behalf of landlords must also register separately.
- Database registration number must appear in all future tenancy agreements and property advertisements.
Who must register?
Registration is mandatory for all private landlords in England with at least one privately rented property. There are limited exemptions, to be confirmed in secondary legislation.
- All private landlords with privately rented residential property in England — whether individual, company, or trust.
- Non-resident (overseas) landlords with property in England.
- Property agents managing residential property in the private rented sector.
- Limited exemptions expected for social housing providers, charity landlords, and certain family arrangements — full exemption list to be confirmed in secondary legislation.
- HMO landlords must register the database as well as maintaining any required HMO licence from their local council.
What information is required for registration?
The exact registration requirements will be confirmed when the portal opens, but the Act sets out the core information landlords must provide:
- Full legal name and contact address of the landlord.
- Address of each privately rented property.
- Name and contact details of any property agent responsible for management.
- Type of tenancy agreement in use (Periodic Assured Tenancy from 1 May 2026).
- Confirmation of compliance with key safety obligations (EPC, EICR, Gas Safety).
Penalties for non-registration
The Renters' Rights Act 2025 creates a civil penalty regime enforced by local housing authorities. The penalties are substantial and escalate for repeat offences.
- Up to £7,500 civil penalty for first offence of failing to register.
- Up to £40,000 for repeat offences or letting without a valid registration number.
- Rent Repayment Orders — tenants can apply to the First-tier Tribunal for a rent repayment order of up to 12 months' rent against an unregistered landlord.
- Advertising restrictions — online portals are expected to require a valid registration number for property listings once the database is live.
- Tenancy agreement validity — tenancy agreements that omit the registration number after commencement may be unenforceable.
How to prepare before registration opens
Registration has not yet commenced, but landlords can take steps now to be ready when the portal opens:
- Compile a list of all privately rented properties with full addresses.
- Ensure all safety certificates are current — EPC, EICR, Gas Safety Certificate — as you may need to confirm compliance during registration.
- Check whether any properties have a property agent — you will need agent contact details.
- Review tenancy agreements — from 1 May 2026, all new tenancy agreements must be Periodic Assured Tenancies.
- Download the LetSafe UK PRS Database Registration Pack (LS-E-023, £9) — includes a pre-registration checklist and a tenancy agreement addendum for adding the registration number once issued.
Frequently asked questions
When does landlord database registration open in England?+
The Private Rented Sector Landlord Database provisions are in the Renters' Rights Act 2025 but have not yet commenced. The government has indicated a phased rollout through late 2026. LetSafe UK will publish a guide and notify subscribers as soon as the registration portal opens.
Do landlords in Wales, Scotland or Northern Ireland need to register?+
No. The PRS Landlord Database provisions in the Renters' Rights Act 2025 apply to England only. Wales, Scotland and Northern Ireland have their own landlord registration and licensing schemes under devolved legislation.
Will my database registration number go on my tenancy agreement?+
Yes. Once the database is live, all new tenancy agreements must include the landlord's PRS database registration number. Tenancy agreements and property advertisements that omit the registration number after the commencement date may be non-compliant. LetSafe UK's Periodic Assured Tenancy Agreement will be updated to include a registration number field.
What happens to tenancy agreements signed before the database launches?+
Tenancy agreements signed before the database commencement date will not be affected retroactively. However, once registration opens, landlords should update their records and add the registration number to any subsequent tenancy renewals or new agreements.
Is the landlord database the same as an HMO licence?+
No. The PRS Landlord Database is a separate national register from local authority HMO licensing. HMO landlords will need both: an HMO licence from their local council (if applicable) and registration on the national landlord database. The two systems run in parallel.