Private rented sector database

The Renters’ Rights Act 2025 introduced the creation of a private rented sector database. This would require landlords of assured or regulated tenancies of residential properties (other than certain supported exempt accommodation and social housing) in England and Wales to register details about themselves and their let premises on a new private rented sector database.

The aim is to increase transparency and access to information about those involved in the private rented sector, or tenants to check that their landlord is registered as well as enabling local authorities to identify any non-compliance (the database operator and local housing authorities are given specific rights to verify information on the database, correct errors and remove entries that appear to be non-compliant).

The database will be known as the “Register your rental property service”. The details are in the Private Rented Sector Database Regulations 2026.

Who should register:

Registration must be made by a person who is, or intends to become, a residential landlord or by specified people who are authorised to act on their behalf (eg attorneys, mortgagees, administrators etc.). These are “active landlords”.

The information required is specified in Schedule 2 to the Regulations and depends on whether the landlord is an individual or company or other organisation such as a charity or trust. Contact details of the individual and a nominated contact within an organisation needs to be provided as well as the capacity in which they are acting and evidence of that authority to act. 

The active landlord entry will have a landlord registration number. 

A landlord entry can only be made by the actual residential landlord. A letting agent cannot do that on their behalf so landlords need to take responsibility for registering themselves as such.

What should be registered:

The second entry is the “dwelling entry”. There can only be a dwelling entry where there is already an active landlord entry for that dwelling. A registration number will be allocated to each active dwelling entry.

Full details must be given of the dwelling that is, or is intended to be, let by that landlord under regulated or assured residential tenancies. The details required are set out in Schedule 3 to the Regulations and include:

• the address, ownership and dwelling type, number of bedrooms and occupants plus the contact details of the landlord and any superior landlord and property manager plus the rent
• tenancy and health and safety information and documents, such as:
  • gas and electrical safety certificates
  • the EPC 
  • PAT certificates
  • whether the premises are furnished or unfurnished.

A landlord will also have to confirm whether the dwelling also has an HMO licence, additional licence or selective licence. However having such a licence does not remove the need for registration of the dwelling on the database.

Active dwelling entries can be made and updated by a letting agent or similar professional on the landlord’s behalf. But the landlord is ultimately responsible for providing the information and ensuring it is accurate and up to date. 

Privately rented student houses/flats let on assured tenancies are caught by the Regulations, so each dwelling will need to be registered as will the landlord.

Registration timetable:

The new database is due to be rolled out on 15 December 2026 but the rollout is taking place on a phased regional basis in England, starting with the West Midlands and ending with the South West. The full timetable is below:

Government guidance states that registration will be required within 3 months of the relevant date set out above.

Length of Registration:

Both landlord entries and dwelling entries must be renewed annually and must be updated within 28 days of any of the information or documents lodged becomes out of date or else the dwelling entry will become inactive. 

A landlord entry becomes inactive if there is no corresponding dwelling entry. 

Fees: 

The registration fee is currently set to be £65 per let dwelling. Therefore the cost of registering a substantial portfolio of properties could be quite high. 

The fee is payable annually so failure to renew the registration means that the registration will lapse and re-application will be necessary. 

Penalties:

Local authorities will be able to take enforcement action against residential landlords who have not registered on the database and there will be fines for non-registration.   

Landlord registration and dwelling registration numbers need to be included in property rental advertisements. Therefore unregistered landlords will not be able to market a dwelling for let. 

There will also be a restriction on obtaining a possession order made on certain grounds unless they are relying on the grounds for possession which relate to the tenant’s negative behaviour.