The Private Rented Sector (PRS) Database, also referred to as the national landlord register, is a new statutory register of all private landlords and their properties in England. It is being introduced under the Renters' Rights Act 2025 and will be the most significant change to private rented sector regulation in England since the Housing Act 2004.
Once operational, the PRS Database will require every private landlord in England to register before they can legally rent out a residential property. It will also require details of each rented property to be recorded, creating for the first time a comprehensive national record of the private rented sector.
The PRS Database was proposed in response to longstanding concerns about the difficulty of identifying and enforcing against rogue landlords. Local authorities have historically struggled to locate landlords who rent out substandard properties, because there was no central record of who owned or managed privately rented homes.
The government's stated aims for the database are to improve enforcement against rogue landlords, give tenants better information about their landlord, enable local authorities to target inspections more effectively, and provide policymakers with reliable data about the size and condition of the private rented sector.
The precise details of what information will be required for registration are being set out in secondary legislation, but the Renters' Rights Act 2025 establishes the following core requirements.
| Information category | Details required |
|---|---|
| Landlord identity | Full name, date of birth, contact address, and contact details for all landlords (including joint landlords and company directors for corporate landlords) |
| Property details | Address and UPRN (Unique Property Reference Number) for each rented property |
| Licence information | Details of any HMO licence, selective licence, or additional licence held for the property |
| Management arrangements | Details of any letting agent or managing agent acting on behalf of the landlord |
Corporate landlords (companies, limited liability partnerships, and other legal entities) will be required to register and provide details of all individuals with significant control over the entity.
The Renters' Rights Act 2025 received Royal Assent on 20 June 2025. The government has indicated that the PRS Database is expected to launch in 2026, though a specific date has not yet been confirmed. The database will be phased in, with landlords given a transition period to register before the requirement becomes enforceable.
The database will be administered by a new body established under the Act, which will be responsible for maintaining the register, processing registrations, and sharing information with local authorities for enforcement purposes.
The PRS Database is separate from, and additional to, existing selective licensing, additional licensing, and mandatory HMO licensing schemes. Landlords who currently hold a selective or HMO licence will still be required to register on the PRS Database. The two systems will operate in parallel.
However, the government has indicated that it intends to use the PRS Database as a foundation for future reform of the licensing system. In the longer term, it is possible that the database could replace or simplify some aspects of the current licensing framework, though no firm proposals have been published as of May 2026.
The Renters' Rights Act 2025 provides for civil penalties of up to £7,500 for landlords who fail to register on the PRS Database without reasonable excuse. Repeat offenders or those who provide false information can face penalties of up to £40,000. Local authorities will be responsible for enforcement.
Unregistered landlords will also be unable to serve a valid Section 8 notice on their tenants, meaning they will lose access to the most commonly used ground for possession. This is a significant practical consequence that will affect landlords who need to recover possession of their property.
The PRS Database applies only to England. Scotland, Wales, and Northern Ireland have their own separate landlord registration systems.
Scotland already operates a mandatory landlord registration scheme under the Antisocial Behaviour etc. (Scotland) Act 2004. All private landlords in Scotland must register with their local council and renew their registration every three years.
Wales operates the Rent Smart Wales scheme under the Housing (Wales) Act 2014. Landlords must register all their rental properties, and either obtain a licence themselves or appoint a licensed agent to manage the property.
Northern Ireland operates the Landlord Registration Scheme under the Private Tenancies Act (Northern Ireland) 2022. All private landlords must register their tenancies with the Landlord Registration Scheme.
While the PRS Database has not yet launched, there are several steps landlords can take now to prepare.
First, ensure that all existing licensing obligations are met. If your property requires a selective licence, additional licence, or HMO licence, make sure you have applied for and obtained the relevant licence. Tuxa can check whether your property is in a licensing area instantly.
Second, gather the information you will need to register. The registration process will require accurate details of all properties you rent out, including their addresses and UPRNs. You can find the UPRN for any property using the Ordnance Survey's Find My Address service.
Third, if you use a letting agent, confirm with them how they intend to handle PRS Database registration on your behalf. The Act allows agents to register on behalf of landlords, but the landlord remains legally responsible for ensuring registration takes place.
Fourth, monitor government guidance as it is published. The MHCLG (Ministry of Housing, Communities and Local Government) will publish detailed guidance on the registration process, fees, and timelines as the launch date approaches. Tuxa will update this article as new information becomes available.
Yes. The Act provides for registration fees to be charged, though the fee levels have not yet been set. The government has indicated that fees will be set at a level to cover the costs of administering the database, and that there will be a reduced fee for landlords who are already registered under an existing licensing scheme.
The Act provides for a public-facing element of the database, allowing tenants and prospective tenants to check whether their landlord is registered. However, some information (such as the landlord's home address) will be restricted to local authorities and enforcement bodies.
No. The PRS Database is a national registration requirement that applies to all private landlords in England. Selective licensing schemes are area-based requirements imposed by individual councils. Both will operate in parallel. A landlord in a selective licensing area will need both a selective licence and a PRS Database registration.
Corporate landlords must register the company and provide details of all individuals with significant control. The company director or a designated individual will be responsible for ensuring the company's registration is kept up to date.
The government has not yet confirmed the exact date on which the registration portal will open. Based on the Act's provisions and the government's stated timetable, registration is expected to begin in 2026. Tuxa will publish an update as soon as the launch date is confirmed.
This article was written by Ben Yarrow of Tuxa. Sources: Renters' Rights Act 2025; MHCLG Guidance on the Private Rented Sector Database; Housing Act 2004; Housing (Wales) Act 2014; Antisocial Behaviour etc. (Scotland) Act 2004; Private Tenancies Act (Northern Ireland) 2022. Last reviewed: May 2026.