The PRS Database: What Landlords Need to Register and When

England has never had a mandatory national landlord register. Scotland, Wales, and Northern Ireland have had them for years. The Renters' Rights Act 2025 changes that. The Private Rented Sector Database is coming, and every private landlord in England will need to join. The regional rollout begins in late 2026. Mandatory national registration follows in 2027.

This sits on top of any council licensing you already hold. It is not replacing selective licensing or HMO licensing. It is a separate national register, administered centrally, with civil penalties of up to £40,000 and a restriction on most Section 8 possession grounds if you fail to register.

Here is what you need to know and how to prepare.

What the PRS Database Is

The Private Rented Sector Database is created by the Renters' Rights Act 2025 as part of Phase 2 of the Act's implementation. It is a national register covering all privately rented properties in England, bringing together information for landlords, tenants, and local councils.

Administered nationally rather than by individual councils, the database gives local housing authorities enforcement powers against unregistered landlords. Three groups benefit directly:

Tenants: can check a property's registration status before entering a tenancy
Landlords: can demonstrate compliance and understand their obligations in one place
Councils: can target enforcement more effectively against non-compliant properties

One point worth emphasising early: this is not the same as the new Landlord Ombudsman, which is a separate obligation under Phase 2. It is also not the same as existing council licensing schemes such as selective or HMO licensing. If you hold a selective licence for a property, you will still need to register that same property on the national database. The two obligations do not overlap or cancel each other out.

Source: GOV.UK implementation roadmap for the Renters' Rights Act 2025; Renters' Rights Act 2025, Part 2, Chapter 3 [verified July 2026].

When It Launches

The GOV.UK roadmap confirms a regional rollout from late 2026, with mandatory national registration expected from 2027.

Frequently Asked Questions

What is the PRS Database?

The Private Rented Sector (PRS) Database is a national register of all privately rented properties in England, established under Part 2, Chapter 3 of the Renters' Rights Act 2025. All private landlords will be required to register their properties, pay an annual fee per property, and upload compliance documents including a gas safety certificate, EICR, and EPC. It is separate from council licensing schemes and from the new Landlord Ombudsman obligation.

When does PRS Database registration become compulsory?

The GOV.UK implementation roadmap confirms the database will begin a regional rollout from late 2026. Full mandatory national registration is expected from 2027. No specific launch date within late 2026 has been confirmed by the government as of July 2026. No commencement order for Phase 2 has yet been published.

What do landlords need to register on the PRS Database?

Landlords will need to register contact details for all joint landlords, the full property address and type, bedroom count, occupancy status, and compliance documents including a valid gas safety certificate, Electrical Installation Condition Report (EICR), and Energy Performance Certificate (EPC). Each property requires a separate entry.

What is the penalty for not registering on the PRS Database?

Letting or marketing a property without a valid PRS Database registration will be unlawful once the database is live. A first breach carries a civil penalty of up to £7,000. Serious or repeated non-compliance can result in a penalty of up to £40,000 or criminal prosecution. Non-registration also restricts access to most Section 8 possession grounds, with the exception of Ground 7A and Ground 14.

Is the PRS Database the same as the Landlord Ombudsman?

No. They are two separate obligations under the Renters' Rights Act 2025. The PRS Database requires property registration and an annual fee, with a late 2026 rollout and mandatory compliance from 2027. The Landlord Ombudsman is a dispute resolution service with mandatory membership expected from 2028. You will need to comply with both, but the timelines and requirements are different.