Originally published: June 2025
The Private Rented Sector (PRS) Database is no longer a spec on the horizon. As of July 2026, it’s being tested with real landlords and real properties ahead of the launch of Phase 2 of the Renters’ Rights Act.
Registration is expected to roll out on a phased, region-by-region basis starting in late 2026, with completion nationwide in 2027. The government has also confirmed the database will be renamed to "Register your rental property."
It will require every private landlord to register themselves and their rental properties, creating a central record of who is operating in the sector and whether they’re meeting their legal compliance obligations. The government is implementing this measure to hold landlords accountable and provide them with a portal to check their compliance.
Registration will not be optional. Non-compliant landlords may be saddled with financial penalties of £7,000 for the first civil penalty, with costs spiralling to £40,000 for repeated breaches. Letting agents are also exposed, with agents facing their own civil penalties if they advertise or let a property without a valid Landlord Registration Number and Property Registration Number.
One of the ways the government plans to enforce compliance is by linking possession to an active registration. In practice, this means landlords won’t be able to regain possession of a property unless they and the property are registered on the database.
That makes registration a genuine business risk for landlords, not just an administrative task.
For letting agents, the database offers an opportunity to support their landlords with compliance. Ensuring your landlords are registered will also save you a legal headache.
In this blog, we’re going to tell you exactly how to do that.
What is the PRS database?
In simple terms, the PRS database will be a one-stop “property portal” listing landlord data, enabling them to demonstrate which of their properties are compliant and any actions they need to take.
It’s important to note that Matthew Pennycook, the Minister of State for Housing and Planning, has said that the PRS database will not replace current selective licensing schemes. Pennycook has said that:
“Selective licensing is a valuable tool enabling local authorities to drive better outcomes for local residents, tenants, and responsible landlords.
“The database is not designed to replace selective licensing. Selective licensing schemes aim to target specific local issues by enabling more intensive proactive enforcement strategies.
“We will continue to review the use of selective licensing as we develop the Private Rented Sector Database and will look to refine the way the two systems work together, including through sharing data.”
What’s the current status of the PRS Database?
While the legislation refers to it as the Private Rented Sector Database, the government has confirmed the public-facing service will actually be called "Register your rental property." This is because government services are conventionally named after the task users need to complete rather than the technology behind them, in the same vein as "Register to vote" or "Renew your driving licence.”
The service is also now being tested. The government beta-tested the service throughout the summer of 2026, with landlords registering real properties and receiving a Landlord Registration Number and a Property Registration Number.
Feedback from landlords who've been through the test process has been broadly positive on usability. Registering a property using an existing GOV.UK One Login has reportedly taken only a matter of minutes, with the Property Registration Number arriving by email shortly after.
One landlord with a 60+ property portfolio, responding to a detailed account of the testing process from The Independent Landlord, called it "a positive advance which will enhance the attraction of tenants to professional Landlords."
But testers have also surfaced some gaps. For instance, landlords with joint ownership structures, HMOs with room-by-room rents, or properties held through limited companies have found the current question set doesn't clearly address their situation. Several have asked the government directly how multiple owners, trustees, or per-room tenancies should be handled. At this stage, the honest answer from officials has been that they don't yet know.
What kind of information will be collected?
Landlords should expect to provide the following for each property based on what's been asked during testing:
- Contact details, including information for any joint landlords, and the type of ownership (freehold, leasehold, share of freehold or commonhold).
- Property details, such as full address, property type (house or flat), number of bedrooms, number of households or residents, and whether the property is occupied or furnished.
- Rent details, including how often it's charged and whether bills are included.
- Furnishing status, whether the property is currently occupied (tenanted or vacant), and whether it's furnished, unfurnished, or part-furnished.
- Safety and energy information, including Gas Safety Certificates, Electrical Installation Condition Reports (EICR), and confirmation of the property's Energy Performance Certificate (EPC).
As this is still based on beta-testing rather than the finished service, treat it as a strong indicator rather than a locked-in requirement. It's likely to be refined before launch.
What happens to landlords who don’t join the PRS database?
Any landlord who decides to play fast and loose with the legislation could find themselves subject to fines and even criminal prosecution.
For the first civil penalty, landlords will be fined £7,000. For severe or repeated compliance failures, this fine can grow to up to £40,000. It’s unclear at this point if the fine will be per property or cover the landlord's entire portfolio.
Additionally, providing false or misleading information to the registry will be designated a criminal offence. This could result in rent repayment orders and potentially lead to further prosecution.
Landlords who fail to register their properties or let the registration lapse will also be unable to regain possession, which can directly affect rental income. The only exception to this will be in the case of anti-social behaviour on the part of the tenant, where the neighbours might suffer.
Will there be any registration fees?
Yes, there will be a registration fee for landlords to list themselves and their properties on the database. The government has said that this fee will be used to fund the database and will be proportional and reasonable.
What does the PRS database mean for letting agents?
According to the State of Lettings Industry Report 2025, 43% of landlords manage their properties independently without the assistance of a lettings agency. The PRS database, along with the Renters' Rights Act, will make it more challenging to do this while staying compliant.
The government has confirmed that agents may be able to submit property information on a landlord's behalf, but landlords will still need to obtain their own Landlord Registration Number first, since that step is tied to an individual GOV.UK login.
That means agents can't simply take over the process end-to-end; landlords need to be briefed on what they must do personally before an agent can pick up the rest.
How to prepare for the register
- Keep clients informed - Your landlords will have to register with the database. Ensure that you tell them of the necessary information and any deadlines they must meet. Scotland and Wales have already been through this process. It’s a good idea to reach out to these peers and see how their agencies handled it.
- Expand your services - Since agents may be able to upload information on behalf of their landlords, ensure your clients are aware that you can assist them in staying compliant once they've secured their own Landlord Registration Number.
- Flag complex cases early - Joint ownership, HMOs and company-held properties are exactly the situations testers are still getting unclear answers on. Start confirming registered ownership details and tenancy structures for these properties now, so you're not untangling them once registration opens.
- Stay informed - While the specifics of legislation implementation are still being tested and refined, stay on top of the news and make sure you’re ready. Remember, things can change in an instant!
Why is the government introducing the PRS database?
The database, much like the Renters’ Rights Act itself, is being introduced to empower tenants and improve standards among landlords and across the PRS. While most landlords provide a good home to their tenants, the government is at pains to tell us that the lowest quality housing stock is found in the PRS. A database will help to maintain standards.
The information held on the database will allow prospective tenants to make more informed decisions about who they rent from and the condition of the property they are renting.
There are, of course, well-meaning accidental landlords and landlords who self-manage their properties. These good actors could get caught out if they aren’t aware of the new legislation.
Local councils will benefit too. With clearer data on who owns and operates PRS properties, councils will be better equipped to identify non-compliant landlords and take action where standards are not being met. Over time, this approach could resemble how systems such as the government’s fraud-detection tool HMRC Connect are used to surface risk, without increasing the reporting burden on compliant landlords.
The database also supports wider reforms under the Renters’ Rights Act, including changes to possession rules that came with the removal of Section 21 evictions in Phase 1. By linking possession to compliance and registration, the government is aiming to ensure that landlords meet their legal obligations before they are able to regain possession.
Regulatory anxiety is already the dominant concern for landlords. Goodlord's research found that 44% cite regulation as the single biggest barrier to growth, more than taxation (14%) and economic uncertainty (12%) combined. The database adds another compliance layer into that picture.
This is exactly where letting agents can add real value, acting as expert partners who can guide landlords through an unfamiliar process, rather than leaving them to navigate registration, certification and deadlines alone.
When will the PRS database be introduced?
Phase 1 of the Renters' Rights Act took effect on May 1, 2026. The Private Rented Sector (PRS) Database is part of Phase 2, currently in testing and due to begin rolling out region by region from late 2026.
From late 2026, all private landlords will be legally required to register themselves and their rental properties on the PRS database. As part of registration, landlords will need to submit key information about themselves and their properties to demonstrate compliance.
Once landlord registration is underway and the PRS database is fully operational, the government will move to the next step with the introduction of the PRS Landlord Ombudsman, also part of Phase 2. The Ombudsman scheme will be introduced after the PRS database is in place, with development expected to take place over 12 to 18 months, and mandatory sign-up expected around 2028.
Who will have access to the PRS database?
The government has confirmed that the PRS database will include a public-facing element, but it will not operate as a fully open register in the same way as HMRC’s Companies House
While the exact information that will be publicly available is still being finalised, public access is expected to focus on information related to property standards. This means that tenants will be able to view key details about a landlord and a property to help them make informed decisions, but not all data held on the database will be publicly accessible.
Are there any privacy concerns?
During consultations, some landlords have raised concerns about privacy, particularly around how much personal data might be held on a publicly accessible register.
While these concerns are understandable, the government has been clear that the PRS database is not intended to make all landlords’ personal data public. Instead, the system is being designed to balance landlords’ privacy concerns with the need for greater transparency in the rental sector, ensuring tenants can access essential information without exposing unnecessary personal details.
Conclusion
Responsible landlords who meet their obligations have nothing to fear from the PRS database and can protect both compliance and rental income. This register will introduce an additional level of transparency to the lettings industry, empowering tenants to make informed decisions about their housing.
But it's worth remembering that the database is one part of a much longer road. Phase 1 dealt with tenancies; Phase 2 brings the database and the Ombudsman; Phase 3 will bring further standards for the sector, including a Decent Homes Standard and an extension of Awaab's Law to private tenancies.
Letting agents who treat RRA compliance as a rolling commitment, rather than a tick box, will be the ones best placed to protect their landlords from the fines and possession risks each new phase brings.
Professional landlords make for excellent clients. Letting agents that work with their landlords as a knowledgeable source of information will be able to build stronger, more reliable professional relationships.
This blog is intended as a guide and the information contained therein, including the final name, scope and question set of the "Register your rental property" service, is subject to change. For more information, visit the MHCLG websites.
FAQs
Q1 - Has the PRS Database been renamed?
Yes. While it's set out in legislation as the Private Rented Sector Database, the public-facing service will be called "Register your rental property."
Q2 - Is the PRS Database live yet?
No. It's currently in testing, with the government confirming a phased rollout by region from late 2026.
Q3 - How will landlords register on the PRS database?
Landlords will be able to register themselves and their properties online. For those unable to complete the process digitally, the government has confirmed that offline registration options will also be available.
Q4 - Is the database just a register, or will it offer guidance too?
The PRS database is designed as a single “front door” for landlords, offering access to guidance, compliance documentation and updates on changing legal requirements, as well as a way to demonstrate compliance.
Q5 - How does the database help tenants enforce their rights?
The database will increase transparency by giving tenants access to key information about housing standards, landlord compliance, and tenants rights. This will help tenants understand their rights and know when issues should be escalated to their local council or the PRS Ombudsman.
Q6 - What happens to the Database of Rogue Landlords?
The government has confirmed that the PRS database will replace the existing Database of Rogue Landlords for private sector landlords. Certain offence-related information will be made visible to tenants and prospective tenants, helping them make more informed decisions, while still balancing landlords’ rights to privacy.
Q7 - Will selective licensing still apply once the database is live?
Yes. Selective licensing will remain in place and continue to be used by local authorities where appropriate. The PRS database is intended to complement these schemes by making enforcement more targeted and efficient.
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