The service, named 'Register your rental property', forms Phase 2 of the Renters' Rights Act 2025 implementation and requires every private landlord in England to register both themselves and each of their rental properties on the new Private Rented Sector (PRS) Database.
When an area is called forward to register, landlords with properties in that region will have a three-month period to sign up. All landlords actively letting property will need to have registered by 14 November 2027.
Failing to register will carry a civil penalty of up to £7,000, rising to £40,000 for serious or repeat breaches. An unregistered landlord will also lose access to key possession grounds.
The government says the database will give councils access to information "to help them spot rogue landlords and take quicker action." In the future, prospective landlords will also need to register before marketing a property, and tenants will be able to see whether their landlord or prospective landlord has signed up.
Letting agents and landlords will need to include registration numbers on adverts once the service is in force in their area. Each landlord will receive a Landlord Registration Number, and a separate Property Registration Number will be issued for each let property.
The announcement also confirmed a separate change to rent dispute resolution. HM Revenue and Customs' Valuation Office will become responsible for decisions on challenges to rent increases in England, helping people resolve rent disputes more quickly. While the government develops these reforms, renters who want to challenge a rent increase must still apply to the First-tier Tribunal. If they do, they will not have to pay the higher rent until the Tribunal has made its final decision.
Housing minister Matthew Pennycook said: "Rollout of a national landlord registration service is an important first step toward establishing our new innovative database of private rented sector properties which will empower tenants, support responsible landlords and help councils enforce our transformative Renters' Rights Act."
On the rent dispute changes, Pennycook added: "By transferring responsibility for making initial rent determinations to HMRC's Valuation Office, we will ensure that challenges to proposed rent increases are determined faster and pressure on the tribunal system is reduced, giving tenants and landlords confidence that rent disputes will continue to be resolved efficiently and effectively."
The government beta-tested the service throughout the summer of 2026, with landlords registering real properties and receiving a Landlord Registration Number and a Property Registration Number. Feedback from landlords who went through the test process was broadly positive on usability.
The government has also confirmed that letting agents will be able to support landlords with the registration of their properties on the PRS Database, providing certain property information on their behalf.
The registration fee has not yet been confirmed. Pennycook previously said the fee would be "proportionate and good value", with the amount to be set out in secondary legislation.
Responding to the announcement, Ben Beadle, Chief Executive of the National Residential Landlords Association (NRLA), said, “Whilst the timetable provides some much-needed certainty, we remain concerned that the private rented sector database will become little more than a national directory for councils, missing a major opportunity to deliver a system which will help raise standards across the market.
“Rather than just a list of local landlords, the database should be a genuine compliance tool that helps tenants and councils check that homes meet required standards, while enabling responsible landlords to demonstrate that they are meeting their obligations.
“Instead of simply requiring landlords to upload documents, the database should make intelligent use of existing data to verify compliance and ownership. Done properly, it could give tenants confidence, help councils target enforcement and make landlord compliance easier to verify.
“In rushing to launch a stripped-back minimum viable product, the Government risks building the database quickly rather than building it properly.
“There is also a real risk of duplication. In many parts of the country landlords already pay for local licensing schemes which collect much of the same information. The Government needs to explain how these systems will work together – compliant landlords should not have to pay twice to provide the same information."
Timothy Douglas, Head of Policy and Campaigns at Propertymark, said, “Letting agents have a crucial role in supporting landlords through the registration process. They can signpost clients to the service and, in time, will need to ensure registration numbers are included in property listings. Where agreed with the landlord, agents will also be able to upload health and safety information and certificates on their behalf.
“While it is helpful to have the rollout dates in advance, the UK Government’s decision to limit active registration to landlords does not reflect the management arrangements used across the sector. Requiring each landlord to make a separate entry could create unnecessary delays and discourage timely action.
“Letting agents will be central to making the service work in practice. We need clear guidance, as soon as possible, on what agents can and cannot do to support their landlord clients.”
Sean Hooker, Head of Redress at Property Redress, said, “The new registration service has the potential to bring much-needed transparency to the private rented sector. It should help tenants make better-informed decisions, enable responsible landlords to demonstrate compliance and make it harder for rogue operators to hide.
"Today’s announcement provides welcome clarity on the cost and timetable, but agents should not underestimate the operational impact. The phased rollout is sensible, although it could create confusion for landlords with properties across several regions, as deadlines are determined by the location of each property rather than where the landlord lives.
"Many landlords will inevitably ask their agent to help. While landlords must start and complete the registration process themselves, agents and property managers will be able to provide certain information on their behalf. Before agreeing to do so, agents should check that their contracts allow for it, clearly define what support they will provide and reiterate that the landlord remains legally responsible for ensuring the information is complete and accurate.
"What may be a relatively straightforward process for one property could quickly become a significant administrative exercise across hundreds of clients. Agents must consider whether they have the necessary resources, systems and checking procedures, as well as what they will charge for the additional work.
"Accuracy will also be critical. Where an agent or property manager is named on the register, their contact details must be correct and kept up to date so important communications do not fall through the gaps. Agents should ensure that information provided for the register is consistent with their redress membership and other compliance records.
"This will not be a one-off exercise. Registration will cost £65 per property and must be renewed annually. In future, unoccupied properties will need to be registered before marketing, and agents and landlords will have to include the unique landlord and property identifiers in advertisements. Registration checks will therefore need to become part of agents’ ongoing onboarding, marketing and management processes.
"The move to make HMRC’s Valuation Office responsible for initial decisions on challenged rent increases is also significant. Agents should ensure proposed increases are supported by credible market evidence, helping to resolve disputes earlier and avoid unnecessary tribunal cases.
"Further guidance is promised, but agents should start preparing now by reviewing their contracts, deciding what support they will offer and ensuring their teams have the capacity to deliver it.”
