The Landlord Register Opens in December: What You’ll Need Ready

Every private landlord in England must register on the new PRS Database. Here's when your region opens, what it costs and what you'll need.

RESIDENTIAL LANDLORDS

10/7/20264 min read

In our last article we ran through everything that's changed for landlords in England this year. One item on that list is now ten weeks away, and it's the one most likely to catch people out: the national landlord register.

From 15 December 2026, every private landlord in England has to register themselves and each property they let on a new government database. It isn't optional, it costs money every year, and getting it wrong affects more than just a fine. Here's what you need to know, and what to get ready now.

What is the landlord register?

Officially it's the Private Rented Sector Database, created by the Renters' Rights Act 2025. The service you'll actually use is called Register your rental property. You register yourself as a landlord, then add each property you let, and each one gets its own registration number.

Councils will use it to see who is letting what, and where. Tenants will eventually be able to check whether a landlord is registered, although exactly what the public will see hasn't been confirmed yet.

When do you have to register?

It depends on where the property is, not where you live. The rollout starts in the West Midlands and moves on one region a month. Once your region opens, you have three months to register.

• West Midlands: opens 15 December 2026, deadline 14 March 2027

• East of England: opens 15 January 2027, deadline 14 April 2027

• East Midlands: opens 15 February 2027, deadline 14 May 2027

• South East: opens 15 March 2027, deadline 14 June 2027

• Yorkshire and the Humber: opens 15 April 2027, deadline 14 July 2027

• North West: opens 15 May 2027, deadline 14 August 2027

• North East: opens 15 June 2027, deadline 14 September 2027

• London: opens 15 July 2027, deadline 14 October 2027

• South West: opens 15 August 2027, deadline 14 November 2027

If you let property in more than one region, you can register the whole lot from 15 December rather than juggling separate windows. You can also register early in any region once the service is live.

What does it cost?

£65 per property, per year, renewed on the anniversary of registration. Registering yourself as a landlord is free. So a landlord with four properties pays £260 a year. It's a modest amount, but it's a new running cost, so it's worth factoring into your numbers now.

What you'll need to hand

This is where the register overlaps with everyday compliance. You'll be asked for:

• Property details: address, property type, ownership (freehold or leasehold) and number of bedrooms

• Tenancy details: the rent, how often it's paid, and how many people and households live there

• Gas safety record: your most recent one

• Electrical safety report: your current EICR

• EPC: confirmation of a valid certificate

• HMO licence details: if the property is an HMO

If any of those certificates are out of date or missing, you'll find out at sign-up. Better to find out now, while there's time to sort it.

Your letting agent can't do it for you

If you use an agent, don't assume it's handled. The regulations say the landlord must register. Your agent can help gather the information, but the registration is in your name and the responsibility stays with you.

What happens if you don't register?

Fines

Councils can issue a civil penalty of up to £7,000 for failing to register or keep your entry up to date. That rises to up to £40,000 for knowingly giving false information, or for a repeat breach within five years.

Getting your property back

This is the one that matters most. Without an active registration, you generally won't get a possession order from the court, with narrow exceptions for anti-social behaviour. Now that Section 21 has gone and every possession claim needs a valid ground, that's a serious handicap.

Rent repayment orders

In some cases tenants can also apply to reclaim rent, for example where false information has been given, or where a landlord still hasn't registered after being served a penalty notice.

It doesn't end once you've registered

Your entry has to stay accurate for as long as the property is let. When a certificate is renewed, the rent changes or the number of occupants changes, you have 28 days to update the record. And each property's registration renews every year.

Five things to do before December

• Find your window. Check which month your region opens and put the deadline in the diary.

• Check your certificates. Gas, electrical and EPC: note the expiry dates now.

• Gather the paperwork. Ownership details, tenancy agreements and the current rent for each property.

• Talk to your agent. Agree who gathers what, since you'll be the one registering.

• Budget the fee. £65 per property, every year.

Want the full picture?

The register is one piece of a bigger set of changes. Still Compliant? The Insider Edge Guide to Residential Landlord Rights and Compliance in England covers it alongside safety certificates, possession, rent increases, repairs and the EPC deadline, in plain English. Every rule is labelled by where it stands: already in force, confirmed but not yet live, or still proposed.

And because the law is still arriving, buyers get a free email alert and an updated edition whenever we revise it.

Get Still Compliant?

Sources:

• Get ready: 'Register your rental property' service (GOV.UK) – https://housinghub.campaign.gov.uk/renting-is-changing/get-ready-to-register/

• Renters' Rights Act 2025 (legislation.gov.uk) – https://www.legislation.gov.uk/ukpga/2025/26/contents

This article is for general information only and reflects the position in England as at 7 October 2026. It is not legal, financial or professional advice. For decisions about your own properties, speak to a qualified professional.