The Renters Rights Act 2025 creates a new Private Rented Sector Database for England. Every private landlord must register, every rental property must be listed, and once commenced you cannot serve a valid Section 8 without a live registration.
The database launches in phases from late 2026. Government has signalled regional rollout starting with some pilot councils, with full national coverage by 2028. Fees, technical design and exact scope were still being consulted on at the time of writing (spring 2026).
This guide covers what we know in 2026, what is unconfirmed, and the three preparation steps that mean registration is a 15-minute job on launch day rather than a compliance scramble.
What the PRS Database does
Information you will have to file (expected scope 2026)
| Field | Source |
|---|---|
| Landlord name(s) and business form | Tenancy records |
| Correspondence address (must be valid service address) | Self |
| Email and phone | Self |
| Property address | Tenancy records |
| Property type (flat, house, HMO type) | Council records |
| Number of occupied bedrooms | Self |
| Current tenancy status (occupied / vacant) | Self |
| Gas Safety certificate expiry date | Certificate |
| EICR expiry date | Certificate |
| EPC rating and expiry date | EPC |
| HMO licence number (if applicable) | Council |
| Selective licence number (if applicable) | Council |
| Energy efficiency improvements recorded | Self |
| Deposit protection scheme + certificate number | DPS, MyDeposits or TDS |
Note: some fields are private (visible to councils only); some are public (landlord name and property compliance facts likely public).
Fees and mandatory nature
Phased rollout 2026–2028
Based on the Implementation Roadmap published November 2025:
Exact regional wave timings are not published as of spring 2026. Subscribe to GOV.UK email alerts on the Renters Rights Act and check your council's updates quarterly.
Three things to do before your region goes live
1. Consolidate your certificate PDFs
Have a single folder per property with:
The database form will ask for expiry dates and certificate references. If you can't find the cert in 30 seconds, you're not ready.
2. Confirm your correspondence address is valid
The service address you register must be capable of receiving legal notices. A PO Box is not accepted. If you're abroad, an agent-of-service agreement is needed. Review before the form asks.
3. Map properties to councils
Some details (selective licensing number, Article 4 status) are council-specific. Match each property to its billing authority — not always the county council. Google "[property postcode] council" if unsure.
Common 2026 misconceptions
"It's the same as the existing rogue landlord database"
No. The existing database of rogue landlords (2018) is limited to people with convictions. The new PRS Database covers every landlord, not just bad actors.
"My letting agent will handle it"
Many will, but liability sits with the landlord. Get it in writing that your agent is registering the property and keeping it current.
"I only have one flat, it won't apply to me"
Wrong. Every private rental — including accidental landlords renting out their former home for 6 months — is in scope.
"Social housing landlords are in too"
No — registered social housing providers are covered by a separate regulator (the Regulator of Social Housing). The PRS Database is private sector only.
How LetCompliance helps
LetCompliance stores exactly the dataset the PRS Database will ask for: Gas Safety expiry, EICR expiry, EPC rating and expiry, deposit scheme + cert number, licence numbers, tenancy status. When your region goes live, you can export the fields into the government form rather than re-keying. (Planned integration: direct-submission API once GOV.UK publishes one.)
FAQs
When exactly do I have to register?
No date confirmed in 2026. Once your regional council's wave goes live, you'll have a statutory registration window (likely 60 days). Do not wait — start preparing now.
What happens if I register but facts change (new tenancy, new Gas Safety)?
The database is live — you must update within a statutory window (expected 28 days) whenever key facts change.
Is the database for Scotland too?
No. Scotland already has Landlord Registration (different regime). The RRA PRS Database is England only. Wales is working on its own database via Rent Smart Wales.
Can tenants see my full address?
Expected design: tenant-facing records show property address, compliance facts and landlord name — not landlord home address. Landlord correspondence address is only seen by councils and authorised regulators.
Does it replace HMO licensing or selective licensing?
No. Those remain separate. The database is an additional layer sitting on top of existing licensing schemes.
Where to go next
Start your 14-day LetCompliance trial to keep every certificate expiry, licence number and deposit reference stored per property — the PRS Database dataset ready to export.
Frequently asked questions
When does the PRS Database become mandatory?
Phased from late 2026 through the implementation roadmap, with full national coverage expected by 2028. Exact regional rollout order is set by regulations — government has signalled pilot councils first, then progressive expansion. Monitor GOV.UK and your local council for your region’s window.
What will I have to file on the PRS Database?
Landlord details (name, business form, correspondence address, contact), property details (address, type, bedrooms, occupancy status), and compliance facts (Gas Safety expiry, EICR expiry, EPC rating and expiry, HMO/selective licence numbers, deposit scheme and certificate reference). Some fields public (property address, key compliance); some private (landlord home address).
Does the PRS Database replace HMO or selective licensing?
No — the database is an additional layer. HMO licensing and selective licensing continue unchanged. The database records that you hold those licences (licence numbers feed into the form).
What if I don’t register on the PRS Database?
Civil penalty up to £7,000 per breach (referenced in RRA Explanatory Notes; check live GOV.UK guidance for enforcement). More importantly, from the commencement date, courts will refuse to grant a Section 8 possession order if you are not registered — the database is a statutory gateway for possession.