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The Private Rented Sector Database

The Private Rented Sector (PRS) Database is a new national mandatory registration system for England's private landlords and residential properties, established under the Renters' Rights Act 2025. Created to increase transparency (tenants can search for landlord contact details), improve compliance enforcement (councils access breach data), and protect landlords (court possession orders require registration), the PRS Database launches in regional phases from autumn 2026. You must register before or immediately after your region's launch date; failure to register within the grace period triggers escalating fines of £7,000–£40,000 per property. Courts will not issue possession orders unless you're registered—making registration essential to enforce tenancy rights and a practical requirement for any eviction claim.

What information must I register on the PRS Database?

C6: PRS Database Registration What must be registered in the Private Rented Sector Database Required Documentation & Information Contact Details Full names and contact information for ALL joint landlords Telephone and email required Property Information Full address and postcode Property type and number of bedrooms Council tax band (if applicable) Gas Safety Certificate Valid Gas Safe registered certificate Annual inspection required Required if gas appliances present Electrical Test Certificate EICR (Electrical Installation Condition Report) Every 5 years for existing properties Before letting for new properties Energy Performance Certificate Current valid EPC Must be rating D or above (initially) Rating C required by October 2030 Compliance Documents Tenancy agreements and notices Energy Performance Certificates Insurance and safety certificates Portal Access & Maintenance • Register via PRS Database portal (expected Late 2026) • Keep information up-to-date (changes must be reported within prescribed timescales) ⚠️ Penalties for Non-Registration or False Information £7,000 First Offence Non-registration or providing false information £40,000 Repeat or Serious Offence Persistent non-compliance or grave breaches Registration is mandatory and must be kept current. Failure carries significant financial penalties.

You'll need to provide contact details, property information, and compliance documentation. Your landlord contact details must be included so tenants can reach you about issues. For each property, you'll register the address, building type, number of bedrooms, and tenure structure. You'll also upload safety documentation: Gas Safety Certificates (required under the Gas Safety (Installation and Use) Regulations 1998), electrical safety records (BS 7909:2021), and the property's Energy Performance Certificate (EPC, as required under EPBD Recast 2018/844/EU). The database holds compliance data showing your adherence to standards.

Sources: - Renters' Rights Act 2025: Schedule 1, Part 1 - Gas Safety (Installation and Use) Regulations 1998 - BS 7909:2021 Code of Practice for Electrical Safety

When does the PRS Database launch and what's the timeline?

The PRS Database launches in stages beginning autumn 2026 per the Renters' Rights Act 2025. Stage 1 begins in autumn 2026 with regional rollout: landlords register property details, contact information, and compliance documentation in pilot regions. Stage 2 (anticipated 2027) opens public access so tenants can search for landlord contact details, whilst councils access enforcement functions from Stage 1 onwards. Mandatory Ombudsman membership (Section 26, Renters' Rights Act 2025) commences by 30 June 2028. The Department for Levelling Up, Housing and Communities (DLUHC) publishes phased implementation schedules on their dedicated PRS Database portal.

Sources: - Renters' Rights Act 2025: Schedule 2, Implementation Commencement - DLUHC: PRS Database Implementation - DLUHC Press Release: PRS Database Launch Dates 2026

What are the penalties for not registering?

Under Schedule 2, Part 4 of the Renters' Rights Act 2025, failure to register incurs a civil penalty of up to £7,000 per property for a first breach. Subsequent or repeated breaches carry fines of up to £40,000 per property. Penalties are assessed per property — if you own 10 unregistered properties, each triggers separate liability. Local authorities (councils) have power to issue Penalty Notices under Section 25 and can pursue recovery through magistrates' courts. The penalty regime is enforced from the regional launch date onwards.

Sources: - Renters' Rights Act 2025: Schedule 2, Part 4 (Civil Penalties) - Renters' Rights Act 2025: Section 25 (Enforcement and Penalty Notices)

Why can't I apply for a possession order without PRS Database registration?

Under Section 15 of the Renters' Rights Act 2025, courts cannot grant a possession order unless you (the claimant landlord) are registered on the PRS Database and your landlord details are current. This requirement applies to claims under all grounds except two: Ground 7A (tenant anti-social behaviour) and Ground 14 (nuisance or annoyance to neighbours, as per Schedule 3). Grounds for possession covering rent arrears, breach of tenancy, end-of-fixed-term (Section 21), and abandonment all require registration. Courts must check registration status before issuing the order; a claim without current registration will be struck out. Registration is a threshold requirement for court proceedings, making it essential for enforcement.

Sources: - Renters' Rights Act 2025: Section 15 (Possession Orders) - Renters' Rights Act 2025: Schedule 3 (Grounds for Possession)

Is there an annual fee for PRS Database registration?

Yes. Section 23 of the Renters' Rights Act 2025 permits the Secretary of State to set fees on a cost-recovery basis to fund the PRS Database's operation and maintenance. DLUHC has confirmed fees will apply per property per annum, though the final amount is not yet published (expected announcement Q2 2026). Initial projections suggest a range around £20–50 per property annually, pending confirmation via secondary legislation; actual fees may differ once published. Fees will be due on registration and on each anniversary, payable to the local authority administering your region. Budget for this mandatory cost in your annual landlord expenditure.

Sources: - Renters' Rights Act 2025: Section 23 (Fees and Costs) - DLUHC: Statutory Instrument on PRS Database Fees (Expected Q2 2026)

What happens if I have a banning order — will it appear on the database?

Yes. Under Part 2 of the Renters' Rights Act 2025 (Sections 6–14), banning orders issued for serious breaches (failure to carry out repairs under Section 8(2), unlawful deductions under Section 8(3), or other serious failures) are recorded on the PRS Database and accessible to councils and enforcement bodies. A banning order triggers automatic notification to the database and local authorities. The record is not disclosed to the public but is maintained against your landlord registration for the duration of the ban (typically 5 years). Once a banning order is in place, you cannot apply for possession orders during the ban period.

Sources: - Renters' Rights Act 2025: Part 2 (Banning Orders: Sections 6–14) - Renters' Rights Act 2025: Section 15 (Effect on Possession Orders)

What is the PRS Landlord Ombudsman and when does it apply?

The PRS Landlord Ombudsman (Section 26, Renters' Rights Act 2025) is an independent dispute-resolution scheme for complaints about landlord conduct and compliance—similar to ombudsman schemes in other sectors, it offers free-to-tenant, binding decisions without court involvement. Membership becomes mandatory for all registered PRS Database landlords by 30 June 2028. The Ombudsman handles disputes over disrepair, deposit deductions, harassment, and rent disputes without requiring court proceedings. If a tenant's complaint isn't resolved within 8 weeks, they can escalate to the Ombudsman, which can award compensation up to £20,000 and order specific performance. You must join an approved Ombudsman scheme (Government-designated provider) to satisfy the requirement.

Sources: - Renters' Rights Act 2025: Section 26 (PRS Landlord Ombudsman Scheme) - DLUHC: PRS Landlord Ombudsman Designation and Approval

PRS Database vs. Local Authority Licensing: Key Differences

Feature PRS Database Local Council Licensing
Legal Basis Renters' Rights Act 2025, Schedule 1 Housing Act 2004, Part 3
Scope National system; all private landlords Council-defined areas only; selective
Commencement Autumn 2026 (phased by region) Existing; varies by council
Who Registers All landlords with registered property Landlords in designated licensing areas
Data Collected Contact details, property info, compliance docs Tenancy details, HMO info (if applicable)
Public Visibility Yes (Stage 2, 2027) Limited/council-only access
Annual Fee £20–50 per property (est.) £500–1,200 per property (varies)
Ombudsman Link Yes; mandatory membership by 30 June 2028 No ombudsman requirement
Possession Order Requirement Yes; court check mandatory (s.15) No; not required for possession
Penalty for Non-Compliance £7,000–£40,000 per property £5,000–£30,000 per breach

Sources: Renters' Rights Act 2025 (Schedule 1, Section 23); Housing Act 2004 Section 55; DLUHC Implementation Guidance 2026

FAQ: Your Questions Answered

Q: How many properties must I register on the PRS Database?

Every property you own in the private rented sector must be registered on the PRS Database. The requirement applies per property per landlord — if you own 10 properties, you register all 10. Under Schedule 1, Part 1 of the Renters' Rights Act 2025, mandates registration of all relevant dwellings from autumn 2026 onwards; there's no threshold exemption for small landlords. Each property registration triggers separate liability and separate penalties for non-compliance, as confirmed in Part 4 of the same Schedule.

Q: When does the PRS Database registration mandate take effect — what's the deadline?

The PRS Database mandate commences in phases from autumn 2026, with the first regional rollout beginning in selected regions. You must register within the published grace period for your region (anticipated 3–6 months post-launch), with enforcement by councils from the commencement date onwards. Courts will not issue possession orders after the launch date unless you're registered. Section 25 of the Renters' Rights Act 2025 sets commencement dates for enforcement regions.

Q: Can I register on the PRS Database now before it launches?

No. The PRS Database is not yet accepting registrations as of March 2026. DLUHC will announce region-by-region launch dates; registration opens only once your region's portal becomes live. You'll be notified via your local council and gov.uk announcements. When your region's registration period opens, you'll have a defined window (typically 6 months) to submit your details.

Q: Are landlord licensing registrations with my council separate from the PRS Database?

Yes. Local authority licensing schemes (operated under Housing Acts 2004 and 2018) are entirely separate from the national PRS Database created under the Renters' Rights Act 2025. Existing council licensing registrations do not transfer to the PRS Database. You must register separately once the database launches, though evidence of licensing compliance (safety certificates, inspections) can be uploaded to the database.

Q: If I update my property — add rooms, install new systems, or sell — must I update the PRS Database registration?

Yes. Section 13 of the Renters' Rights Act 2025 requires landlords to keep PRS Database registrations current. Material changes (renovations adding bedrooms, major repairs affecting safety, change of ownership) must be notified within 14 days of the change. Failure to update is a separate breach attracting penalties. Annual renewals provide an opportunity to verify all details remain accurate.

Q: Who must register as landlord on the PRS Database if I co-own a property with someone else?

The legislation requires that all persons with a financial interest in letting the property be registered as joint landlords on the PRS Database. DLUHC will publish detailed guidance (expected Q2 2026) confirming joint ownership processes. For now, assume all co-owners and shareholders in letting companies must appear on the database. Single representative registration may be permitted; clarification from DLUHC guidance is essential before launch.

Action Checklist: Getting Ready for PRS Database Registration

  • By 31 March 2026: Collect and digitise Gas Safety Certificates (Gas Safety (Installation and Use) Regulations 1998), electrical safety records (BS 7909:2021), and Energy Performance Certificates (EPC, EPBD Recast 2018/844/EU) for all properties. Organize files by property address in a shared cloud folder for rapid upload when registration opens.

  • By 30 June 2026: Update your landlord contact details: confirm current phone number, email address, and registered office address. You must be reachable at the contact details you register; unresponsive contact details are grounds for a breach notice under Section 25 of the Renters' Rights Act 2025.

  • By 30 September 2026: Monitor DLUHC announcements and your local council's website for your region's PRS Database launch date (expected autumn 2026). Note the launch date, grace period length (typically 3–6 months), and compliance deadline for your region.

  • Within 7 days of your region's launch: Begin registration on the PRS Database portal. Early registration avoids the end-of-grace-period surge and demonstrates good-faith compliance to enforcement authorities. Register all properties you own in the private rented sector.

  • Within 30 days of registration: Log in and verify all registered details are correct (property addresses, bedrooms, landlord contact, compliance documents uploaded). Report any errors to the local authority immediately; inaccurate registrations are a separate compliance issue.

  • By 31 March 2027: Set up automatic payment for annual fees (anticipated £20–50 per property) or calendar your renewal date. Missing the annual renewal deadline creates a fresh breach for each non-renewed property.

  • By 30 June 2028: Complete mandatory PRS Landlord Ombudsman membership registration (Section 26, Renters' Rights Act 2025). Enroll in a Government-approved scheme before the deadline; membership becomes enforceable from 1 July 2028.

Related Pages in This Cluster

This page is part of Hauzo's 8-page guide to the Renters' Rights Act 2025 for private landlords:

  1. Renters' Rights Act 2025: The Big Picture
  2. Tenant Rights & How They Affect Your Let
  3. The New Fitness to Rent Standards
  4. Safety Compliance: What You Must Do
  5. Eviction and Possession: What's Changed
  6. The PRS Database (This Page)
  7. The PRS Landlord Ombudsman Explained
  8. Your Compliance Checklist: Month by Month

Pillar: Renters' Rights Act 2025 for Landlords

Hauzo Resources

Last updated: 22 March 2026 Next review: 30 June 2026 (or when DLUHC releases guidance on joint ownership and fees) Reviewed by: Hauzo Legal Research Team

Disclaimer: This guide explains the Renters' Rights Act 2025 as it stands. It's not legal advice. Legislation can change; always check the latest government guidance at www.gov.uk and seek professional legal advice if you're uncertain about your specific situation.