The private rented sector (PRS) database, called the "Register your rental property" service, opens on 15 December 2026. Landlords in England will need to register themselves and each property they let, starting with the West Midlands and reaching every region by August 2027, with a three-month window in each region to register. The deadline depends on where the property is, not where you live, and you can register early once the service opens.
The database was created by the Renters' Rights Act 2025. This guide sets out the regional dates, what you're likely to need, the costs and penalties, and how to get your documents and insurance in order before your window opens. For the wider changes under the Act, see our Renters' Rights Act guide.
Regional rollout dates
The Private Rented Sector Database Regulations 2026 and the government's "Register your rental property" guidance set the dates region by region:
West Midlands: rules apply from 15 December 2026; register by 14 March 2027
East of England: from 15 January 2027; register by 14 April 2027
East Midlands: from 15 February 2027; register by 14 May 2027
South East: from 15 March 2027; register by 14 June 2027
Yorkshire and the Humber: from 15 April 2027; register by 14 July 2027
North West: from 15 May 2027; register by 14 August 2027
North East: from 15 June 2027; register by 14 September 2027
London: from 15 July 2027; register by 14 October 2027
South West: from 15 August 2027; register by 14 November 2027
Regions follow council boundaries. If you let homes in several regions, you can register them all when the service opens rather than waiting. Check the official GOV.UK guidance for any changes before you register.
Who needs to register
Broadly, landlords of residential property let on assured or regulated tenancies in England, which since 1 May 2026 includes former assured shorthold tenancies. The register covers both the landlord and each property. Letting agents may help, but the duty sits with the landlord.
Initially, it's homes that are let, or become let during the rollout, that must be registered. Check the guidance if your property is empty, a holiday let, or let under a different arrangement.
What you're likely to need
Prepare these before your window opens:
your name, address and contact details, and those of any joint owners or company,
the property address and type,
a current gas safety record, if there's a gas supply (see our gas safety certificate guide),
a current electrical installation condition report (EICR) (see our EICR guide),
your Energy Performance Certificate, plus details of any registered exemption if it's rated below E (see our EPC C 2030 guide),
details of any property licence if your council requires one (see our selective licensing guide),
tenancy and rent details: number of bedrooms, occupants and households, whether it's furnished, the rent and whether it includes bills,
the names and email addresses of any freeholder, superior landlord or managing agent.
You'll need a GOV.UK One Login to register. The government has published the list of information it will ask for, so check its guidance for any changes before you start. Our landlord safety certificates checklist explains each requirement.
Fees
The government has set an annual fee of £65 per property. You pay it for each property you register and again each year when you renew. During the rollout the fee is pro-rated, so landlords who register early don't pay more.
Penalties for not registering
If you don't register when your region's rules apply, or don't keep your entries active, your council can impose a civil penalty of up to £7,000. Knowingly or recklessly giving false or misleading information, carrying on after a penalty, or breaching the rules again within five years is an offence, with a penalty of up to £40,000 or prosecution. Being unregistered will also stop you using certain possession grounds, so registration matters for getting a property back.
The landlord ombudsman
The Act also creates a landlord ombudsman that private landlords will need to join. The government expects it to be running around 2028. Tenants will be able to complain to it about their landlord.
Why this matters for insurance
The database isn't an insurance requirement, but the same paperwork sits behind a clean insurance claim:
Fire and electrical claims are easier to settle when gas and electrical checks are current.
Legal expenses and rent guarantee claims depend on correct paperwork and, after registration rules apply, may depend on being registered to bring possession proceedings. Ask whether your policy has conditions about the database. See our rent guarantee insurance guide.
Accurate descriptions of the property, occupancy and licensing help both your registration and your policy.
When you gather documents for the database, compare them with what your insurer thinks it's covering: the number of occupants, whether it's an HMO, whether it's licensed, and the rebuild cost.
A preparation checklist
Find your region's start date and deadline.
Gather gas safety records, EICRs, EPCs and licence details for every property.
Book any checks that are due or overdue now, not during your window.
Confirm deposits are protected and prescribed information was given.
Check your landlord policy describes each property accurately.
Ask your insurer or broker whether legal expenses or rent guarantee cover has any conditions about registration.
Diary your renewal of registration and certificates.
Working with letting agents
Many landlords use agents, but the duty to register is the landlord's. If your agent offers to help:
Check who is named as the landlord on the register. It should be the legal owner or the company that owns the property.
Agree who pays the fee and who renews the registration.
Share documents so the agent has the latest gas safety record, EICR and EPC.
Keep your own copies of everything submitted, and the confirmation for each property.
Joint owners and companies
If you own a property jointly, or through a limited company, make sure the register shows the right landlord. The details should match your tenancy agreements, your mortgage and your landlord insurance. If your properties are held in different names, see our page on portfolio, limited company or personal ownership.
After you register
Registration isn't a one-off. Expect to keep your details current, including when you buy or sell a property, change your address, renew a certificate or change agent. Diary the annual fee and any renewal dates, and keep a note of each property's registration reference with its other documents.
Frequently asked questions
When does the PRS database start?
The service opens on 15 December 2026. The requirement starts in the West Midlands and reaches the South West in August 2027, with the final regional deadline on 14 November 2027.
Which deadline applies to me?
The region where the property is located, not where you live. If you have homes in several regions, each property follows its own region's dates, but you can register early.
How much does registration cost?
£65 per property per year, set by the government and pro-rated during the rollout.
What happens if I don't register?
Your council could impose a civil penalty of up to £7,000, or up to £40,000 for false information, continuing after a penalty or a repeat breach. You also won't be able to use certain possession grounds.
Do I need to upload safety certificates?
Yes. You'll upload your gas safety record (if there's gas), your EICR or electrical installation certificate, and your EPC.
Does the database apply in Scotland or Wales?
No. It's for England. Scotland has its own landlord registration system, and Wales has Rent Smart Wales.
Get your cover in order before your window
Send us your current landlord policy or renewal and we'll review it and come back with quotes from the insurers on our panel. Start here.
Meshed is a trading name of Mesh'd Limited, authorised and regulated by the Financial Conduct Authority (FRN 1033248). We charge a flat 10% broker fee. This guide is general information, not legal advice.
Vincent Liu
Co-founder & CTO
