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What is the PRS Database?
The PRS Database is a new Government-operated register on which all private landlords in England will be required to register themselves and their rental properties. The database is intended to (i) give tenants reliable information about their landlord and the property before entering a tenancy; (ii) equip local authorities with the data they need to target enforcement action; and (iii) provide the Government with a comprehensive picture of the private rented sector for policymaking. In line with other Government services, the database will now be called “Register your rental property” and the roll out will begin from 15 December 2026 on a region-by-region basis, starting with the West Midlands. By 14 November 2027, all relevant rental properties will need to be registered.
Who must register?
All private landlords letting certain types of residential property in England will be required to register. This applies whether the landlord is an individual, a company, or a trust, and irrespective of the size of their portfolio. The obligation extends to each individual dwelling that is let or marketed for let. Landlords will need to provide prescribed information about themselves and their properties, which will include details such as property addresses, gas and electrical safety compliance, energy performance certificate ratings, room sizes, rent, HMO, additional or selective licence numbers and any relevant local authority enforcement history. There will be a “landlord entry” and a “dwelling entry” so, in the case of joint landlords, each landlord must register but they will share the relevant “dwelling entry”. Whilst each “landlord entry” is free, the “dwelling entry” will cost £65 per annum, and both must be kept up to date – potentially within 28 days.
Given the regional roll out, to assist landlords, they may register their properties all at the same time, once one of the regions in which their rental properties are located, opens for registrations. They do not need to wait for each region to open their registrations. Renewal dates will also be aligned.
For now, this means that those letting properties under an assured periodic tenancy or are regulated tenancies under the Rent Act 1977, need to be registered. However, any common law tenancies such as those with annual rents over £100,000, company lets, lodgers and non-Housing Act 1988 tenancies are excluded. Although, this may change.
Whilst letting agents can assist with the registration process, some of it must still be completed by the landlord and the landlord will need to sign it off.
The consequences of non-registration
The Act introduces meaningful enforcement teeth. A landlord, for example, who fails to register, or who provides false or misleading information, may face financial penalties. These fines could be up to £7,000 each or, in some instances, up to £40,000. Crucially, a landlord will not be able to market or let a property, or serve certain notices under the tenancy to recover possession, unless the property is registered on the database. This creates a direct link between registration and a landlord’s ability to manage their tenancy. Non-compliance could therefore have serious practical and financial consequences.
How does the database fit into the wider reforms?
The PRS Database is one aspect of a broader enforcement framework introduced by the Act. It sits alongside the new Private Rented Sector Ombudsman (expected to launch in 2028), to which all private landlords must also belong, and the application of the Decent Homes Standard and Awaab’s Law to the private rented sector for the first time, the latter currently being subject to consultation. Together, these measures are designed to raise standards across the sector. The database will also support local authority enforcement by making it easier to identify non-compliant landlords and properties, reducing the reliance on tenant complaints as the primary trigger for action.
When will it come into force?
The database provisions will be brought into force by secondary legislation. The precise commencement date has not yet been confirmed, and much of the detail – including the exact information landlords will need to provide – will be set out in regulations, which have currently been released in draft. Further regulations will follow. Landlords and agents should monitor developments closely as these regulations are published and finalised.
What should landlords do now?
Even before the database goes live, landlords should start preparing. Ensuring that gas safety certificates, EPCs, and other compliance documentation are up to date will make the registration process smoother. Landlords with larger portfolios may wish to audit their holdings now to identify any gaps in compliance. It is also worth reviewing management arrangements with letting agents to ascertain how you will manage the registration process. Lenders should ensure that their borrowers are compliant and ready to register their properties, updating any security documents with any additional requirements to ensure that remains the case.
For those landlords who already operate professionally and compliantly, the database should present little difficulty. For those who do not, the message is clear: the time to act is now. Either way, from speaking to landlords, one of the main concerns that has still not been addressed is the extent of the information which will be available to the public. Unfortunately, at this time, that is currently unknown. It appears, for example, that the local authorities will have unfettered access and the information available to the public will be reduced. However, to what extent is still unclear. The Government is still trying to balance the competing interests of landlords and tenants.
For further information or advice on how the Renters’ Rights Act 2025 affects you or your portfolio, please contact our Real Estate Dispute Resolution team at DMH Stallard LLP using our online enquiry form or call +44(0)3333 231580..
