PRS Database —
What Landlords Must Know

What is the PRS Database?

The Private Rented Sector (PRS) Database — also referred to as the Private Rented Sector Landlord Register — is a national register of all landlords and rental properties in England, being established under the Renters' Rights Act 2025. It is administered by the Ministry of Housing, Communities and Local Government (MHCLG).

Registration is mandatory for every landlord who lets residential property in England. There are no exemptions for small landlords, occasional lets, or properties that were let before the register launches.

When does registration open?

MHCLG has confirmed that registration will open in phases from late 2026. The exact rollout date has not been confirmed at the time of writing. Registration is expected to be completed within a transition period — landlords will have a window to register before enforcement penalties apply.

The database will be publicly searchable in part — prospective tenants and local authorities will be able to verify whether a landlord and property are registered before entering into a tenancy agreement.

What information will be required?

Based on the Renters' Rights Act 2025 and MHCLG consultation documents, registration is expected to require:

• Landlord's full name and contact details
• Landlord's correspondence address
• Address of each rental property
• Number and type of units at each property
• Current compliance status — Gas Safety Certificate, EICR, EPC
• HMO licence number if applicable
• Details of any appointed letting agent

A registration number will be issued for each registered landlord and property. This number must be included in all property advertisements.

What happens if you don't register?

The consequences of failing to register are severe and are built into the Renters' Rights Act 2025:

• Civil penalty of up to £40,000 for non-registration
• Advertising ban — it will be an offence to advertise a property to let without a valid registration number
• No possession orders — courts will be unable to grant possession orders to unregistered landlords. If you need to recover possession through the courts, you must be registered
• Rent repayment orders — tenants can apply for repayment of up to 12 months' rent from an unregistered landlord

The possession order restriction is particularly significant. If you let without being registered and your tenant stops paying rent, you will be unable to use the courts to recover the property until you register. Registration does not cure the breach retrospectively in all cases.

How does it differ from local landlord licensing?

Some councils already operate selective or additional landlord licensing schemes for their area. The PRS Database is a national register — separate from and in addition to any local licensing requirements. If your property is in a selective licensing area, you will need both a local licence and a national PRS Database registration.

The PRS Database does not replace HMO licensing. HMO licences continue to be required and administered by local authorities.

What should landlords do now?

Registration is not yet open. However, there are practical steps you can take now to ensure you are ready when it launches:

1. Ensure all compliance documents are current — registration will require confirmation of Gas Safety Certificate, EICR, and EPC status. If any are lapsed, renew them now. Use the Compliance Deadline Tracker to check expiry dates across all your properties.
2. Consolidate your property records — have the full address, tenancy start dates, and current tenant information for each property readily available.
3. Check your EPC ratings — properties with an EPC rating of F or G will face significant issues. Proposed minimum C rating requirements are expected to apply to newly let properties from 2028.
4. Check for HMO status — if any of your properties house five or more people from two or more households sharing facilities, they require a mandatory HMO licence. Register for that now if you haven't already.
5. Subscribe for updates — MHCLG will publish the registration window date in advance. Register at gov.uk/guidance/renting-out-a-property to receive updates.

Will registration cost anything?

A registration fee is expected but the amount has not been confirmed. MHCLG consultation documents have suggested fees in line with comparable schemes in Scotland and Wales, where registration fees range from £70–£150 per landlord with smaller per-property fees for additional properties. Final fee structures will be published when the registration portal opens.

The PRS Database and possession proceedings

This is the most operationally significant aspect of the database for landlords. From the date enforcement begins, courts processing possession claims will verify registration status. An unregistered landlord cannot obtain a possession order regardless of the strength of their case on the substantive grounds.

This means that if you have a tenant in arrears and you are not registered, you cannot use the courts to recover possession until you register. The arrears will continue to accrue during any period when you cannot take proceedings.

Registering as soon as the portal opens is strongly recommended. There is no benefit to waiting.