The Renters' Rights Act 2025 introduces a mandatory national database of all private rented sector landlords and properties in England. The Private Rented Sector Database is the centrepiece of Phase 2 of the Act's implementation, following the tenancy reforms that take effect on 1 May 2026. Every PRS landlord will be required to register, pay an annual fee per property, and keep the information on the database up to date. This article explains what the database is, what information landlords must provide, and what happens if they fail to register.
Why the government is creating the PRS Database
Before the Renters' Rights Act, England had no central national register of private landlords or rental properties. Local councils had limited visibility of who was operating in the sector, making targeted enforcement difficult. Tenants had no reliable way to check whether a landlord was meeting their legal obligations before signing a tenancy.
The PRS Database is designed to solve all three problems. The government has described it as a "one-stop shop" serving three distinct purposes: helping tenants make informed decisions before entering a tenancy, helping landlords understand their obligations and demonstrate compliance, and giving local councils the tools to target enforcement at non-compliant operators. (Source: Guide to the Renters' Rights Act, GOV.UK, November 2025.)
It will also replace the existing Database of Rogue Landlords for private sector landlords, bringing banning order records and offence information into a single system. (Source: Guide to the Renters' Rights Act, GOV.UK.)
What information must landlords register?
The precise data fields will be confirmed through secondary legislation, but the government's implementation roadmap sets out a minimum dataset. For each property, landlords will need to provide their contact details including a UK address for service of notices and relevant information for all joint landlords, the property details including the full address, property type, number of bedrooms, number of households and residents, and whether the property is occupied and furnished. (Source: Implementing the Renters' Rights Act 2025: Our roadmap for reforming the Private Rented Sector, GOV.UK, November 2025.)
Landlords will also need to provide safety and compliance information. The roadmap confirms this will include Gas Safety Certificates, Electrical Installation Condition Reports, and Energy Performance Certificates. For HMO properties, licence details will also be required. (Source: Implementing the Renters' Rights Act 2025 roadmap, GOV.UK.)
This is described as a minimum dataset. Additional fields may be added through regulations over time.
When does registration open?
The database will be introduced in stages. The regional rollout begins from late 2026, meaning landlords in pilot areas will be the first required to register. Full national registration is expected to be mandatory from 2027. The exact dates will be confirmed through secondary legislation and the government has said it will give landlords sufficient notice. (Source: Implementing the Renters' Rights Act 2025 roadmap, GOV.UK.)
The annual registration fee has not yet been confirmed. The government has said it will be a cost-recovery fee and will aim to be proportionate and good value. Landlords managing multiple properties should note that the fee applies per property, not per landlord. (Source: Guide to the Renters' Rights Act, GOV.UK.)
Who can see the data?
Public access will be enabled after the initial landlord registration launch. The government has confirmed the database will include a public-facing element, but it will not operate as a fully open register. Tenants and prospective tenants will be able to check a landlord's registration status and access certain information about property standards. Local councils will have a more comprehensive view, including the ability to cross-reference the database against licensing records and identify non-compliant landlords without waiting for a complaint. (Source: Guide to the Renters' Rights Act, GOV.UK.)
The government has said it is still determining exactly which data fields will be publicly visible and that it will balance landlord privacy concerns with tenants' need for transparency. (Source: Guide to the Renters' Rights Act, GOV.UK.)
What happens if a landlord does not register?
This is the most significant consequence of the database: registration is directly tied to possession rights. An unregistered landlord will not be able to obtain a possession order through the courts, except on Ground 7A (serious criminal behaviour) or Ground 14 (tenant anti-social behaviour). Since Section 21 will already have been abolished by the time the database goes live, this means an unregistered landlord will have effectively no legal mechanism to recover their property. (Source: Guide to the Renters' Rights Act, GOV.UK.)
Financial penalties also apply. Letting or advertising a property without registering it on the database carries a civil penalty of up to £7,000. For repeated breaches or providing fraudulent information, the penalty rises to up to £40,000, or the landlord may face criminal prosecution. (Source: Guide to the Renters' Rights Act, GOV.UK.)
Tenants and local councils can also pursue rent repayment orders against landlords who commit persistent registration offences. Under the Renters' Rights Act, rent repayment orders can now cover up to 24 months of rent, double the previous maximum. (Source: Guide to the Renters' Rights Act, GOV.UK.)
What about landlords who use agents?
The registration obligation falls on the landlord directly, regardless of whether a managing agent is used. However, agents can discharge the registration on behalf of landlords, and many are expected to incorporate database compliance into their service offering. Agents who market a property for a landlord who is not registered will themselves face penalties. (Source: Implementing the Renters' Rights Act 2025 roadmap, GOV.UK.)
Landlords using agents should ensure their agency agreement is explicit about who is responsible for maintaining the registration and keeping the data current.
What about companies and joint landlords?
The registration mechanics for limited companies and joint landlords are still being finalised through secondary legislation. Current guidance indicates that whoever is named as landlord on the tenancy agreement will be the registering party. Landlords holding properties within corporate structures or as joint owners should seek specific legal advice once the secondary legislation is published. (Source: Implementing the Renters' Rights Act 2025 roadmap, GOV.UK.)
How to prepare now
The database has not launched yet, but the preparation you do now will determine how smoothly registration goes when your area goes live. Start by auditing your compliance documentation. The database will require current Gas Safety Certificates, EICRs, and EPCs for every property. Any that are missing, expired, or not to the required standard should be addressed now rather than under time pressure when registration windows open.
Verify that your contact details and property information are accurate and up to date across all your properties. Confirm whether your letting agent, if you use one, is prepared to handle registration on your behalf. And budget for the annual per-property fee as a new recurring cost.
LLCR already tracks Gas Safety, EICR, EPC, and deposit compliance dates for each of your properties. When the database goes live, having your compliance position organised and visible in one place will make registration straightforward rather than a scramble.
This article is for informational purposes only and does not constitute legal advice.
Check if your property is compliant now using LLCR's free compliance checker.