The National PRS Database: When Landlords Must Register and What Happens If They Don't

What the PRS database is

The Private Rented Sector (PRS) database is a national register of landlords and rental properties in England, established under the Renters' Rights Act 2025. Its stated purpose is to improve transparency in the sector, enable local authorities to target enforcement action more effectively, and provide tenants with information about landlords and their compliance record.

The database will be publicly accessible in part — tenants will be able to check whether a landlord and property are registered. Local authorities will have access to a more detailed view to support enforcement.

Who must register

Once operational, registration is expected to be required for landlords who let or market assured tenancies or licences to occupy residential property in England. The precise scope will be confirmed by commencement regulations. This covers the overwhelming majority of private landlords.

Registration will be required at two levels:

• Landlord registration — the individual or entity who owns the property must register their details, including name, contact address, and any company registration details where the landlord is a corporate entity.
• Property registration — each rental property must be registered separately, with its address and relevant details.

Where a letting agent manages a property, the landlord remains responsible for registration, though agents may assist with the process on behalf of their clients.

When registration becomes mandatory

The PRS database provisions in the Renters' Rights Act 2025 require a commencement order to bring them into force. As at April 2026, the government has indicated the database will be operational in late 2026, but precise dates have not been confirmed by secondary legislation.

Once the commencement date is confirmed, there will be a transitional period during which existing landlords must register before a deadline. New landlords will be required to register before marketing or letting a property.

After the transitional period, it will be unlawful to market or let a property without a valid registration number. The Act provides for consequences where landlords let without registration once the regime is in force, including potential effects on landlord rights. The precise operational details — including what information must appear in tenancy agreements or listings — are subject to secondary legislation not yet published.

What information is required

Based on the Act and draft guidance, registration is expected to require:

• Landlord's full name and contact address (or company name and registered office for corporate landlords)
• Address of each rental property
• Confirmation of relevant compliance certificates (gas safety, EICR, EPC)
• Details of any letting agent managing the property
• Payment of a registration fee (amount to be confirmed in regulations)

Registrations will need to be renewed periodically and updated when key information changes. The exact renewal period is subject to regulations not yet published.

Letting agents and the database

Letting agents will also be subject to requirements under the PRS database framework. Agents will be required to confirm their registration with the relevant redress scheme and provide their registration details when acting for landlords. Agents should be aware that the database framework includes provisions relating to agents acting for unregistered landlords — details are subject to secondary legislation.

The Act contains provisions for a separate agent registration element, the details of which are subject to further regulations.

Consequences of non-registration

The Renters' Rights Act 2025 provides for significant civil penalties and enforcement consequences for non-registration once the database regime is in force. The precise penalty figures, enforcement mechanisms, and eligibility for Rent Repayment Orders will be set out in commencement regulations and secondary legislation not yet published as at April 2026.

Local housing authorities will be responsible for enforcement. The Act also provides for banning order provisions applicable to persistent non-compliant landlords.

What landlords should do now

The database is not yet operational and landlords cannot register yet. However, the following steps will put you in the best position for when the regime launches:

• Monitor GOV.UK. Commencement regulations and further guidance will be published at GOV.UK. Subscribe to updates or check the Renters' Rights Act implementation roadmap regularly.
• Ensure your compliance records are in order. Registration is expected to require confirmation of key certificates (gas safety, EICR, EPC). Having current, documented records now will simplify registration when it launches.
• Identify the correct legal entity for registration. If you own properties through a company, confirm which entity will be required to register — individual landlord or corporate landlord requirements may differ.
• Do not attempt to register yet. The database is not operational. Any third-party service claiming to offer PRS database registration before the official launch should be treated with caution.

Current status (April 2026)

The PRS database provisions are enacted in the Renters' Rights Act 2025 but require commencement regulations to take effect. As at April 2026, those regulations have not been published. The government has indicated a target of late 2026 for the database to go live, but this is subject to change.

Landlords do not need to take any action yet. You cannot currently register — the system does not yet exist. No action is required until the government confirms the launch date and registration opens officially. Full operational requirements will be set out in secondary legislation once published.

However, you should ensure your compliance records and certificate documentation are in order, as these will form part of the registration process when it launches.