The Renters’ Rights Act 2025 introduces one of the most significant regulatory changes to affect the private rented sector in recent years.
As part of the Government’s wider reforms, a new national database known as the “Register Your Rental Property Service” will require landlords in England to register both themselves and their rental properties with the Government.
In this article, our property litigation lawyers explore what the new registration requirements mean for landlords, including the regional deadlines, costs, ongoing obligations and the penalties for failing to register.
The new database is intended to improve transparency within the private rented sector and assist local authorities in identifying landlords, monitoring compliance and enforcing housing standards.
Whilst the registration requirements may initially appear administrative in nature, the consequences of non-compliance are potentially severe and may affect a landlord’s ability to recover possession of their property.
What is the database?
Under the new regimes, every landlord will need to create a landlord entry and a separate ‘dwelling entry’ for each property they own.
Once this is done the landlord will receive a unique reference number for themselves and for each property they let on an assured tenancy or regulated tenancy before the regional deadline.
They will then be given a Landlord Registration Number and a Property Registration Number. The reference number will form part of the property’s regulatory record.
When do I need to register?
The requirement to register on the database will vary region by region and therefore the deadline for registration will depend on the property is in.
The rollout timetable is as follows:
| Region | Date Regulations Commence | Deadline to Register (by midnight) |
|---|---|---|
| West Midlands | 15 December 2026 | 14 March 2027 |
| East of England | 15 January 2027 | 14 April 2027 |
| East Midlands | 15 February 2027 | 14 May 2027 |
| South East | 15 March 2027 | 14 June 2027 |
| Yorkshire and Humber | 15 April 2027 | 14 July 2027 |
| North West | 15 May 2027 | 14 August 2027 |
| North East | 15 June 2027 | 14 September 2027 |
| London | 15 July 2027 | 14 October 2027 |
| South West | 15 August 2027 | 14 November 2027 |
If a landlord is unsure as to which property region it will fall into, Schedule 1 to the draft PRS Database Regulations lists the local authorities falling within each region.
Which properties must be registered?
Initially, landlords will only be required to register properties occupied under an assured tenancy or regulated tenancy.
Vacant properties do not currently need to be registered until they become occupied and let under an assured tenancy.
This position is likely to change, and the Government has indicated that future legislation will require landlords to register properties before they are marketed for letting.
When those provisions come into force, it will become an offence to advertise a property for rent without an active registration.
How much will it cost?
The registration fee is £65 per annum for each property. Landlords with multiple properties need to factor the annual fee into their ongoing property management costs.
The registration must remain active throughout the tenancy and landlords will need to ensure the registration is renewed annually. It is not a one-off payment.
What information will landlords need to provide?
The registration process requires landlords to provide detailed information about themselves, the property and the tenancy.
Landlords will also be required to provide details relating to compliance and safety obligations, such as gas safety certificates, electrical installation conditions reports, energy performance certificates and any registered minimum energy efficiency standards exemptions.
Landlord may initially register a property without providing all the required property information.
However, any outstanding information must be supplied within 28 days of registration.
Can the agent register the property on behalf of the landlord?
Many landlords assume that their agent will be able to deal with the registration.
However, the current regulations make it clear that registration is generally the responsibility of the landlord.
Whilst agents may assist, they cannot complete the registration.
Limited exemptions do exist, including circumstances involving personal representatives of deceased landlords, attorneys acting under a power of attorney and certain insolvency or repossession situations.
What happens if the landlord does not register?
The penalties are significant.
Once the three-month registration window has ended, local authorities will be able to take enforcement action against landlords who have failed to register.
Penalties can include fines of up to £40,000, rent repayment orders or being barred from gaining possession of the property.
Ongoing responsibilities
Registration will not be a one-off administrative exercise. Landlords will be required to keep their entries up to date and notify changes within 28 days.
This may include changes to rent, occupancy levels or updated safety documentation as well as annually maintaining the registration.
What should a landlord be doing now?
A landlord can start preparing now by identifying the date in which they can register their properties.
It would also be useful to review the gas safety records, EPCs and electrical installation certificates to ensure that everything is up to date.
There is a guide on the Government’s website and landlords should familiarise themselves with this.
The introduction of the database represents a major development for landlords across England.
Whilst the scheme is designed to improve standards and transparency, it adds more administrative burden on the landlord.
Landlords who take steps now to understand the new requirements and organize their compliance will be in the strongest position when registration opens in December 2026.
Contact Our Property Litigation Lawyers
Need advice on the Renters’ Rights Act? Our property litigation lawyers can help you understand how the reforms affect you, from registration and tenancy changes to possession claims.
0161 941 4000
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Vikki Wright
Associate
Vikki has 2 years of experience acting as a Property Litigation solicitor. Vikki has specialist expertise in disputes under the Trusts of Land and Appointment of Trustees Act 1996, residential possession and commercial landlord and tenant disputes.
About Vikki Wright