Renters’ Rights Act

The PRS Database: what landlords must register, and when

A new national database is coming for every private rental in England. Register, or you won’t be able to advertise, evict, or licence a property — and the fines reach £40,000.

Written for UK landlords (England) · Last updated August 2026 · 5 min read

The quick answer: The Renters’ Rights Act creates a Private Rented Sector (PRS) Database. You must register yourself (a Landlord Registration Number) and each property (a Property Registration Number). It rolls out from late 2026, phased by region. Let or advertise without it and you can’t get a Section 8 possession order, can’t be advertised by agents/portals, can’t get an HMO licence — and face penalties up to £40,000.

What you’ll need to register

When the service is live, you register once as a landlord and then add each property. Expect to provide:

Your details — name, address, contact details (and identifying information).
Each property’s details — address, type, number of bedrooms, tenancy status and rent.
Compliance references — your EPC rating, gas safety certificate and EICR details.

You get a Landlord Registration Number and, for each property, a Property Registration Number — and you’ll need to keep the information up to date.

When it goes live

From late 2026 — the “register your rental property” service begins rolling out, phased by region.

2027 — the rollout widens as the system beds in.

Later — mandatory sign-up to the PRS Landlord Ombudsman is expected to follow.

What happens if you don’t register

Up to £40,000 — and you’re stuck. An unregistered landlord can’t obtain a Section 8 possession order (except certain anti-social-behaviour grounds), can’t have the property advertised by agents or portals, and can’t get or renew an HMO licence. Penalties run up to £7,000 for a first or less serious breach and up to £40,000 for serious, repeated or fraudulent breaches — and tenants can seek a rent repayment order of up to 24 months’ rent.

🔔 How ProPixa helps

ProPixa already stores your registration numbers alongside each property, together with the EPC, gas and electrical details you’ll need to hand over — so when the database asks for them, they’re in one place, current, and ready to enter.

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Common questions

Do I have to register every property separately?

Yes — you register once as a landlord, then add each rental property, and each gets its own Property Registration Number.

What if I use a letting agent?

You’re still responsible for being registered. Agents and portals won’t be able to advertise a property that isn’t on the database, so don’t assume the agent covers it.

Is there a fee to register?

A fee is expected, but the exact amount and process will be confirmed when the service launches — watch GOV.UK as the phased rollout reaches your region.

How does this connect to evicting a tenant?

Being registered is set to be a condition of obtaining a Section 8 possession order (with limited exceptions). So if you might ever need possession, staying registered matters.

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