Every private landlord in England must register themselves and each rental property on the new private rented sector (PRS) database. The service opens on 15 December 2026. Your deadline depends on where the property is: 14 June 2027 in the South East and 14 November 2027 in the South West.
The database is part of the Renters’ Rights Act and affects almost every private landlord. This guide explains who needs to register, when, what it costs, what you need to have ready and what happens if you miss your deadline.
What is the private rented sector database?
The private rented sector database is an official online register of private landlords and the homes they rent out in England. It was created by the Renters’ Rights Act 2025, and the government runs it through a GOV.UK service called Register your rental property.
The database gives councils a clear picture of who is letting which homes, and helps tenants check key facts about their landlord. The GOV.UK guide to the Renters’ Rights Act explains that it will also show tenants where to turn if something goes wrong.
You must register if you let a home in England on an assured tenancy, the standard type of private tenancy. Older regulated tenancies, which started before 1989, are also covered. This applies to individuals and companies, whether or not you use an agent.
Once you know you need to register, the next question is when.
When do landlords need to register on the PRS database?
Landlords must register by the deadline for the region where the property is, not where they live. The government is rolling out the database region by region, starting in the West Midlands on 15 December 2026. Each region then has three months to register.
| Region | Rules start | Registration deadline |
|---|---|---|
| West Midlands | 15 December 2026 | 14 March 2027 |
| East of England | 15 January 2027 | 14 April 2027 |
| East Midlands | 15 February 2027 | 14 May 2027 |
| South East | 15 March 2027 | 14 June 2027 |
| Yorkshire and the Humber | 15 April 2027 | 14 July 2027 |
| North West | 15 May 2027 | 14 August 2027 |
| North East | 15 June 2027 | 14 September 2027 |
| London | 15 July 2027 | 14 October 2027 |
| South West | 15 August 2027 | 14 November 2027 |
For landlords in the Yeti Homes areas, this means two different deadlines. Properties in Andover, Aldershot and Ashford fall in the South East, with a deadline of 14 June 2027. Properties in Swindon fall in the South West, so the deadline is 14 November 2027.
These dates come from the government’s Housing Hub, last updated in September 2026. It is sensible to check GOV.UK again nearer your deadline in case anything changes.
With the dates clear, it helps to know what registering involves.
How do landlords register a rental property, and what does it cost?
Landlords register online through GOV.UK, and the fee is £65 per property each year. You will need a GOV.UK One Login, which is the government’s single account for its online services. There will also be an offline option for people who cannot register online.
The Housing Hub lists what you need to have ready:
- your name and contact details, or company details if you let through a company
- the address, type and size of each property, and how many people live there
- any licence the property holds, such as a licence for a house in multiple occupation (HMO), meaning a home shared by people from more than one household
- the rent and how often it is paid
- your gas safety record, Electrical Installation Condition Report (EICR) and Energy Performance Certificate (EPC), where they apply
Registration is not a one off job. Under the regulations that set out how the database works, entries must be renewed every 12 months, and changes must be updated within 28 days. If any certificate is out of date, sort it first. The guide to EICRs explains what the electrical check involves.
So what happens if a landlord does not register in time?
What happens if a landlord misses the PRS database deadline?
A landlord who does not register on the private rented sector database can be fined up to £7,000 by the local council. Under the Renters’ Rights Act 2025, the fine rises to up to £40,000 for giving false information or for repeat breaches. Councils can also choose to prosecute instead.
There are practical costs too. You cannot advertise a property to let unless you and the property are registered, and written adverts must show your registration numbers. A court also cannot grant a possession order, which is the order needed to take back a property, while you are unregistered. The only exceptions are certain cases of antisocial behaviour.
Registration is separate from joining the new landlord ombudsman, an independent service that will settle tenant complaints. The government has not yet confirmed when ombudsman membership will start.
Putting all of this together, the message for landlords is simple.
The private rented sector database will soon be a normal part of letting in England. Registering is not difficult, but it does depend on your paperwork being complete and up to date.
The simplest step now is to check that your gas, electrical and energy certificates are current and to note your regional deadline. Landlords who prepare early will find registration much quicker and far less stressful.
Every portfolio is different, and keeping on top of certificates and renewals takes time. Yeti Homes has helped landlords in Swindon, Andover, Aldershot and Ashford for over 20 years. Our lettings management service keeps your documents in order, so deadlines like this one are covered. If you would like a hand getting ready, get in touch with our team.
Frequently Asked Questions
Do landlords who use a letting agent still need to register on the PRS database?
Yes. The legal duty to register sits with the landlord, even if an agent manages the property day to day.
Do joint owners of a rental property each need to register on the PRS database?
Yes. Each joint landlord needs their own landlord entry on the private rented sector database.
Does an empty property need to be on the PRS database before it is advertised to let?
Yes. Landlords in England cannot market a property to let unless both the landlord and the property are registered.
Does the PRS database replace HMO or selective licensing?
No. Licensing is a separate council scheme that some areas use, and the database simply asks you to record any licence your property already holds.
Is the £65 PRS database fee a one off payment?
No. The fee is £65 per property and must be paid every year when you renew your registration.
