The PRS Database: What Landlords Need to Know

The Renters’ Rights Act 2025 introduced significant changes to private renting in England from 1 May 2026. Fixed-term assured shorthold tenancies were replaced by assured periodic tenancies, Section 21 was abolished and new rules were introduced around rent increases, pets, rental bidding and discrimination.

But the reforms do not stop there. The next major stage is the introduction of the Private Rented Sector (PRS) Database, which will require most private landlords in England to register themselves and their rental properties. The service launches on 15 December 2026, beginning in the West Midlands, before being rolled out across other regions over the following year.

What is the PRS Database and Who will need to register?

The PRS Database is being introduced to bring together key information about private landlords and their rental properties. The government says it will help landlords demonstrate compliance, give local authorities better information to support enforcement and, in future, provide tenants with more information when choosing a property.

For landlords, registration will become an important part of managing a privately rented property.

Landlords of assured and regulated tenancies will be required to register themselves and each relevant rental property. There are some exemptions, including certain supported exempt accommodation.

Registration will be through the government’s Register your rental property service. There will be an annual registration fee of £65 per property, with registration needing to be renewed each year.

Landlords who fail to comply can face enforcement action and financial penalties.

When will registration begin?

The database is being introduced region by region, with the service launching in the West Midlands on 15 December 2026, and other regions being brought into the system on a rolling monthly basis over the following year. Once a region is called forward, landlords with properties in that area will have three months to register. Landlords do not necessarily have to wait for their region to be called forward either. Where the service is available, registration can be completed earlier.

What information will landlords need?

Landlords should start getting their property information and compliance records together now. The registration process will require information about the landlord and the individual property, including details such as the property’s address, ownership, property type and number of bedrooms.

Relevant health and safety information will also form part of the registration requirements, including gas, electrical and Energy Performance Certificate information.

What should landlords do now?

There is no need to wait until registration opens for your region. It makes sense to check that:

• Your landlord and contact details are up to date
• Property details are accurate
• Gas and electrical safety records are current
• Your EPC information is up to date
• Your tenancy records are in order

If you have several properties, remember that the registration requirement applies to each relevant property, not simply to you as a landlord.

Why is registration important?

The PRS Database is not simply an administrative exercise. Failing to register can have significant consequences.

Landlords who do not comply can face enforcement action and fines. Registration is also important if a landlord ever needs to regain possession of their property. If a landlord has failed to comply with the PRS Database registration requirement, the court will generally be unable to grant a possession order. There are specific exceptions for certain antisocial behaviour cases.

Keeping your registration active and your information up to date will therefore become an important part of managing a rental property.

Preparing for the next stage

The PRS Database is one of the biggest changes still to come from the Renters’ Rights Act. For landlords, the immediate priority is straightforward: understand when registration will apply to your property and make sure your records are ready.

With registration beginning in the West Midlands in December 2026 and other regions following on a rolling basis, now is a good time to get organised.

The Renters’ Rights Act has already changed how landlords operate. The PRS Database is the next step and being prepared should make the registration process much more straightforward.

Talk to our lettings team about managing your tenancies.