Private Rented Sector Database: Landlord Registration Guide
One of the most significant administrative changes under the Renters’ Rights Act 2025 is the creation of a national landlord register. The Private Rented Sector Database will require every landlord in England to register their properties before they can legally market or let them.
The exact launch date is not yet confirmed. What is confirmed is that registration will be mandatory, non-registration is a criminal offence, and the time to prepare is now.
Here is everything you need to know about the database, what you will need to register, and how to get your compliance documents in order before the launch.
What Is the Private Rented Sector Database?
The PRS Database is a national digital register created under the Renters’ Rights Act 2025. Every private rented property in England and its landlord must be listed on it.
The database will be publicly searchable. Tenants will be able to look up properties to check whether they are registered, who the landlord is, and whether their compliance certificates are current. Local councils will use it for enforcement, identifying landlords who have not registered or whose properties have outstanding safety issues.
This is not the first time something like this has been proposed — but it is the first time it has made it into law. Wales introduced a similar register (Rent Smart Wales) in 2015. England has now followed.
Why It Was Created
The stated purpose is threefold:
- Accountability: Tenants and councils need to know who owns and manages rental properties. The database creates a single, verified source.
- Safety enforcement: By linking registration to safety certificates, the government ensures all rented properties have current gas, electrical, and EPC records.
- Level playing field: Landlords who skip safety compliance gain an unfair advantage over those who do it properly. The database removes the ability to hide.
When Does Registration Start?
The database is expected to launch in 2026 or 2027. The exact date will be confirmed by secondary legislation and announced by the government. This page will be updated when the date is set.
Once launched, there will be a transition period during which existing landlords must register before they can continue letting. New landlords must register before marketing a property.
What You Will Need to Register
Based on the Act and published guidance, registration will require:
Your details as landlord
- Full legal name
- Contact address
- Company details if letting through a limited company
Property details for each rental
- Full property address
- Number of bedrooms
- Whether it is a single let or HMO
- Council tax band or property reference
Compliance certificates (uploaded)
You will need to upload current, in-date versions of:
| Certificate | Legal Requirement | Renewal |
|---|---|---|
| Gas Safety Certificate | Annual inspection by Gas Safe engineer | Every 12 months |
| EICR (Electrical Installation Condition Report) | 5-yearly inspection | Every 5 years |
| EPC (Energy Performance Certificate) | Minimum E rating (rising to C) | Every 10 years |
All certificates must be in date at the time you register and remain in date throughout the tenancy. The database will likely flag properties with expired certificates.
What Happens If You Do Not Register
Non-registration is a criminal offence. The consequences:
- You cannot legally market a property without a valid registration number
- You cannot legally let a property without registration
- Local councils can issue civil penalties and prosecute
- Your non-compliance will appear on the database — visible to tenants and councils
- Agents who advertise unregistered properties may also face penalties
This is not an administrative inconvenience. It is a hard legal requirement with criminal sanctions.
How This Affects HMO Landlords
If you let a House in Multiple Occupation, you already have a separate HMO licence requirement. The PRS Database is an additional layer — you will need to register the HMO property on the database as well as hold your HMO licence.
Properties that are already licenced under an HMO scheme may find some of the registration requirements overlap. Expect guidance on this when the database launches.
Agents and the Database
If you use a letting agent to manage your property, the database will need to know. Managing agents may be able to register properties on behalf of landlords, but the landlord remains legally responsible for compliance.
If you are a self-managing landlord, you will register directly.
What to Do Now
The database has not launched yet, but preparation costs you nothing and will save scrambling later.
1. Get your certificates in order
Check the expiry dates on your gas safety certificate, EICR, and EPC. A gas cert that expires in August 2026 will need renewing before registration — plan the inspection now.
A quick check:
| Certificate | Check |
|---|---|
| Gas Safety | Is it less than 12 months old? |
| EICR | Is it less than 5 years old? |
| EPC | Is it less than 10 years old? Has it been updated since major works? |
| EPC rating | Is it E or above? (C from 2028 if proposals are confirmed) |
2. Gather your documents in one place
Put all your certificates somewhere you can find them. Not in a drawer somewhere — in a folder (physical or digital) labelled by property. When registration opens, the landlords who sail through will be the ones who can find their documents immediately.
3. Check your EPC rating
The EPC minimum is currently E. Government proposals would raise it to C for new tenancies from 2028 and all tenancies from 2030. This is not yet law, but it is direction of travel. If your property is D or below, think now about what improvements would raise the rating.
4. Note the launch date when announced
Bookmark this guide. When the government confirms the registration launch date, the process steps will be updated here.
The Database and Tenants
Tenants will be able to search the database publicly. This is a significant shift. A prospective tenant looking at a property on Rightmove will be able to cross-reference it on the database to confirm:
- The landlord is registered
- The property has a current gas safety certificate
- The EPC rating matches what was advertised
- The EICR is in date
Landlords who are compliant have nothing to worry about — the database simply confirms what they should already be doing. Landlords who have been cutting corners on safety certificates will find it much harder to let properties.
Summary
The Private Rented Sector Database is coming. Registration will be mandatory, failure is a criminal offence, and the compliance documents you need are the same ones you already have a legal duty to hold.
The only action required right now is to make sure your certificates are in date and your records are organised. When the database launches, registration will be straightforward if your compliance is in order.
Related guides:
Frequently Asked Questions
What is the Private Rented Sector Database?
The Private Rented Sector Database (also called the property portal or landlord register) is a national digital register of all private rented properties and landlords in England. Created under the Renters' Rights Act, every landlord must register their properties before they can legally market or let them. Tenants will be able to search it publicly.
When does landlord registration become mandatory?
The exact launch date has not yet been confirmed. The database is expected to go live in 2026 or 2027. Once live, registration becomes mandatory — you cannot legally market or let a property without a valid registration number.
What happens if a landlord doesn't register?
Failure to register is a criminal offence under the Renters' Rights Act. You cannot legally market or let a property without a valid registration. Local councils will use the database to identify non-compliant landlords, and financial penalties apply.
What do landlords need to register?
You will need to provide property details, your identity as landlord, and upload current compliance certificates — gas safety certificate, EICR electrical report, and EPC. All certificates must be in date at the time of registration.