.jpg&w=64&q=75){kind=small}
.jpg)
This guide explains who needs to register, what it costs and when to act. It reflects government guidance as at 28 Oct 2026. These are forthcoming requirements, so some details may change before they take effect.
What Is the PRS Database?
The PRS database is a new registration system for private rental properties in England. The Renters' Rights Act 2025 establishes the database, which covers private rental properties that fall within the registration rules. You may also see it called the "register your rental property" service.
Who Needs to Register?
Government guidance says the requirement applies to landlords of assured or regulated tenancies, subject to certain exclusions. An assured tenancy is a type of tenancy commonly used for privately rented homes. A regulated tenancy is an older type of tenancy with specific legal protections.
If you are unsure which type of tenancy you have, check the GOV.UK guidance on tenancy types. The name used in your tenancy agreement does not necessarily determine its legal status.
During the initial rollout (the first stage of registration), registration is required for properties covered by the rules that are already let or become let.
Supported exempt accommodation is excluded under the announced arrangements. This is a specific category of accommodation involving certain supported housing arrangements, defined in section 12 of the Supported Housing (Regulatory Oversight) Act 2023. It does not mean that all supported accommodation is excluded.
When Do You Need to Register? PRS Database Deadlines by Region
The first regional registration phase is scheduled for 15 Dec 2026. Each region then has its own deadline. The timetable for each region is:
Region | Registration Phase Begins | Registration Deadline |
|---|---|---|
West Midlands | 15 Dec 2026 | 14 Mar 2027 |
East of England | 15 Jan 2027 | 14 Apr 2027 |
East Midlands | 15 Feb 2027 | 14 May 2027 |
South East | 15 Mar 2027 | 14 Jun 2027 |
Yorkshire and Humber | 15 Apr 2027 | 14 Jul 2027 |
North West | 15 May 2027 | 14 Aug 2027 |
North East | 15 Jun 2027 | 14 Sep 2027 |
London | 15 Jul 2027 | 14 Oct 2027 |
South West | 15 Aug 2027 | 14 Nov 2027 |
Check the GOV.UK guidance to confirm which region and deadline apply to each property you let.
A landlord lets one flat in the West Midlands and one house in the South West. Based on the dates above, the flat has a deadline of 14 Mar 2027 and the house has a deadline of 14 Nov 2027.
Landlords with rental properties in different regions can register them all together from 15 Dec 2026, rather than waiting for each region's registration period to begin.
How Much Does It Cost to Register on the PRS Database?
Government guidance confirms a fee of £65 per registered property, paid annually. Registration will need to be renewed each year.
Fees will be prorated during the initial rollout. This means the charge may be adjusted to cover part of the usual annual period. The guidance does not yet explain exactly how these adjusted fees will be calculated.
Because the fee applies to each property, the cost grows with your portfolio. Before any proration, the annual cost would be:
Properties Registered | Annual Fee at £65 Each |
|---|---|
1 | £65 |
3 | £195 |
5 | £325 |
10 | £650 |
In the example above, the two properties would cost £130 a year before any proration.
What Information Will You Need?
When registering on the PRS Database, landlords will need to provide information about themselves, their rental properties, tenancies, rent and relevant safety documents.
Landlord's Personal or Business Details
Individual landlords will need to provide:
Full name and date of birth.
Residential address.
Contact telephone number and email address.
If the property is owned by a company or another organisation, additional information will be required, including the organisation's name, legal structure, contact details and Companies House registration number, where applicable. Details of the person registering on behalf of the organisation and its nominated contact may also be required.
Rental Property Details
For each property, landlords will need to provide:
Property address and type, such as whether it is a house or flat.
Type of property ownership.
Number of bedrooms.
Whether the property is currently rented out.
The name and contact details of the relevant landlord and, where applicable, the freeholder, superior landlord or property manager.
Tenancy Information
Landlords will need to provide details of how the property is occupied, including:
Number of people living in the property.
Number of separate households occupying it.
Whether the property is furnished, partly furnished or unfurnished.
Whether the property requires a House in Multiple Occupation (HMO), additional or selective licence, including the licence number where applicable and available.
An HMO licence is required for certain properties shared by multiple tenants. Additional and selective licensing are schemes introduced by local councils for particular types of rental properties or properties in designated areas.
Rent Information
Landlords will need to provide:
Amount of rent charged.
How frequently rent is paid, such as weekly or monthly.
Whether utility bills are included in the rent and, if so, which utilities.
Property Safety Certificates
Landlords will also need to provide relevant property safety information, including:
Gas Safety Record: A copy of the gas safety record, if one exists, and its issue date where the property has a gas supply.
Electrical Safety Certificate: An Electrical Installation Condition Report (EICR), if one exists, or an appropriate Electrical Installation Certificate (EIC), together with the relevant expiry date.
Energy Performance Certificate (EPC): Whether an EPC was required for the current tenant and, if so, a copy of the most recent EPC where available. If the latest EPC has expired, landlords will also need to provide the date the current tenancy began.
Energy Efficiency Exemptions: Details of any registered Minimum Energy Efficiency Standards (MEES) exemption, where applicable.
Not every certificate or exemption will apply to every property. The documents required will depend on the property's circumstances and the relevant legal requirements.
Landlords will need a GOV.UK One Login to access the registration service. If someone is registering on behalf of a landlord under a power of attorney, as an executor or under another recognised legal authority, they will need to provide their details and relevant evidence of their authority.
Can Your Letting Agent Register for You?
Not entirely. Your letting agent can help provide some of the required details, but you remain responsible for registering your property. If you use an agent, agree with them in advance who will provide which details, and make sure you check what is submitted in your name.
What Are the Penalties for Not Registering?
The Renters' Rights Act 2025 allows local authorities to impose financial penalties for certain failures to follow the registration rules. Under section 91, the maximum is £7,000 for specified breaches of section 82 and £40,000 for offences under section 92.
A breach means failing to comply with a legal requirement, while an offence involves conduct treated as criminal under the law. These are maximum civil financial penalties, not fixed amounts, and they do not apply automatically when a landlord misses a registration deadline.
The legislation sets out which breaches and offences fall into each category.
Conclusion
You need to know who must register, what it will cost and when your region's deadline falls. Registration is expected to cost £65 per property each year, the first regional phase begins on 15 Dec 2026, and the final regional deadline is 14 Nov 2027. Your own deadline may be earlier. Use the GOV.UK guidance as your main source, and check it again before you register.
