The PRS Database for Landlords Explained

The Private Rented Sector Database is one of the biggest upcoming changes for landlords in England. Find out what the PRS Database is, when landlords will need to register, what information will be required and how landlords can prepare now.

If you are a private landlord in England, you may already have heard about the PRS Database, also known as the Private Rented Sector Database.

The database is being introduced as part of the Renters’ Rights Act 2025 and will create a new system for recording information about private landlords and the properties they rent out.

For landlords, this is an important change.

Registration is intended to become a legal requirement for landlords operating in the private rented sector, and landlords will need to make sure their information and property details are correctly registered.

The government has announced that the PRS Database will begin rolling out from late 2026. The government has also confirmed that registration will be mandatory for private rented sector landlords and that an annual registration fee will apply, although the final fee is to be confirmed closer to launch.

So, what exactly is the PRS Database, when will it become law and what will landlords need to do?

Let’s take a closer look.

What is the PRS Database?

The Private Rented Sector Database is a new digital database created under the Renters’ Rights Act 2025.

Its purpose is to bring together important information about private landlords and rented properties in England.

The government says the database is intended to improve transparency in the private rented sector, help tenants make informed decisions and give local authorities better information to identify and enforce against landlords who are not complying with their legal obligations.

In simple terms, the PRS Database is designed to answer questions such as:

• Who is the landlord?

• What property are they renting out?

• Is the landlord registered?

• Is the property registered?

• Does the landlord have the required information recorded?

• Has the landlord been subject to relevant enforcement action?

This represents a significant change in the way the private rented sector is monitored.

Is the PRS Database law?

Yes.

The PRS Database is provided for in Part 2 of the Renters’ Rights Act 2025.

The legislation creates the framework for the database, including requirements relating to landlord and property entries, marketing and advertising properties, enforcement and access to information.

However, there is an important distinction between the legislation creating the database and the date on which landlords will actually have to register.

The government is introducing the database through regulations and a phased rollout.

The government’s implementation roadmap states that rollout is expected to begin from late 2026 and that all PRS landlords will be required to sign up.

Therefore, landlords should not wait until the last minute.

When will the PRS Database come into force?

The government has announced that the PRS Database will begin rolling out from late 2026.

The exact timetable, registration process, information requirements and annual fee will be set out as the scheme is implemented.

This means landlords should keep an eye on official government guidance as the rollout approaches.

It is also important to understand that the PRS Database is separate from some of the Renters’ Rights Act reforms that have already come into force.

For example, major tenancy reforms came into effect on 1 May 2026, including the abolition of Section 21 “no fault” evictions and the move to assured periodic tenancies.

The PRS Database is part of the wider reform programme rather than something landlords can simply ignore until a future tenancy begins.

Who will have to register on the PRS Database?

The database is aimed at landlords in the private rented sector in England.

The legislation defines the relevant residential landlord in relation to qualifying tenancies and properties in England.

The government’s implementation roadmap states that registration will be mandatory for all PRS landlords, subject to the detailed rules and exemptions established through the regulations.

This means the change is likely to affect a wide range of landlords, including people who own:

• One buy-to-let property

• Several buy-to-let properties

• Houses in Multiple Occupation (HMOs)

• Flats

• Houses

• Properties managed directly by the landlord

• Properties managed through a letting agent

Landlords should not assume that using a letting agent automatically removes their responsibility.

The Renters’ Rights Act allows landlords to use people acting on their behalf, such as letting agents, to meet certain duties, but landlords still need to understand their own legal responsibilities.

Will landlords have to register every property?

The legislation provides for both landlord entries and dwelling entries on the PRS Database.

This is particularly important for landlords with multiple rental properties.

In practice, landlords should expect to need to register themselves as a landlord and provide information relating to the individual properties they let.

The legislation states that a person who is a residential landlord has a duty to ensure that there is an active landlord entry and an active dwelling entry in relation to the property, subject to the detailed regulations.

Therefore, having one registration for yourself is not necessarily the end of the process if you own multiple rental properties.

What information will landlords need to provide?

The exact information requirements will be confirmed through the regulations and official implementation guidance.

The Renters’ Rights Act gives the government powers to establish what information must be included in the database and what information will be made publicly available.

Landlords should therefore be prepared to provide accurate information about themselves and their rental properties.

This could include information such as landlord identification details and property information, with further requirements to be confirmed.

The important point for landlords is this:

Do not assume you can simply register once and forget about the database.

The system is expected to involve ongoing compliance and renewal requirements.

The government’s roadmap specifically states that further details, including how renewals will work, will be established as the scheme is implemented.

Will there be a fee to register?

Yes, landlords should expect to pay an annual registration fee.

The government has confirmed that the PRS Database will be mandatory and that landlords will have to pay an annual fee.

However, the exact fee has not yet been confirmed and is expected to be announced closer to launch.

Landlords should therefore factor the registration fee into their future property management costs.

What happens if a landlord does not register?

This is one of the most important issues for landlords.

The PRS Database is not intended to be a voluntary landlord directory.

The Renters’ Rights Act provides enforcement powers where landlords fail to comply with their database obligations.

There are also restrictions relating to the marketing and advertising of rental properties.

The legislation states that a person must not market a dwelling for the purpose of creating a residential tenancy unless there is an active landlord entry and an active dwelling entry on the database, subject to the detailed provisions and regulations.

This means database registration could become an important part of the letting process.

A landlord who fails to comply could potentially find themselves unable to lawfully market a property in the way permitted by the legislation and could face enforcement action.

Will the PRS Database affect property advertising?

Yes.

This is potentially one of the biggest practical changes for landlords and letting agents.

The legislation provides that written advertisements for properties will need to include the unique identifiers allocated by the database to:

• The landlord; and

• The dwelling.

This means the PRS Database is not simply an internal government register.

It is designed to connect landlord and property information with the letting and advertising process.

Landlords and letting agents should therefore expect property advertising systems to need updating once the relevant requirements come into force.

What will tenants be able to see?

The PRS Database is intended to improve transparency for tenants.

However, not every piece of information submitted to the database will necessarily be publicly available.

The Renters’ Rights Act gives the government powers to determine which information contained within active landlord and dwelling entries is made available to the public.

This means landlords should distinguish between:

• Information held by the database; and
• Information that is publicly searchable.

The final public-facing database requirements will depend on the regulations and implementation guidance.

Could the PRS Database affect a landlord’s ability to regain possession?

Potentially, yes.

This is a particularly important point.

The explanatory notes to the Renters’ Rights Act state that the Act will prevent a court from granting a possession order in certain circumstances where the landlord has failed to comply with the duty to ensure an active PRS Database entry.

There is an exception for certain antisocial behaviour grounds, reflecting the need to deal with serious cases quickly.

For landlords, this makes database compliance much more than an administrative exercise.

A landlord should think of PRS Database registration as part of their overall legal compliance.

The PRS Database is only one part of the Renters’ Rights Act

It is important not to look at the PRS Database in isolation.

The Renters’ Rights Act 2025 introduces a much wider set of changes affecting landlords and tenants.

Some of these changes have already come into force.

From 1 May 2026, for example:

• Section 21 “no fault” evictions were abolished.

• Existing assured shorthold tenancies moved to assured periodic tenancies.

• New assured tenancies are periodic rather than fixed-term.

• New rules apply to rent increases.

• New restrictions apply to rental bidding.

• Landlords cannot discriminate against tenants because they have children or receive benefits.

• New rules apply to requests for pets.

• There are changes to rent in advance.

The PRS Database is therefore one element of a much broader transformation of the private rented sector.

What should landlords do now?

Although the full PRS Database registration process has not yet been launched, there are sensible steps landlords can take now.

1. Check that your landlord information is accurate

Make sure your records contain the correct:

• Full name

• Contact details

• Property ownership information

• Correspondence address

• Property details

If you use a letting agent, make sure they also hold accurate information.

2. Create a property compliance file

For every rental property, keep an organised record of the property’s important information.

This should include relevant documents such as:

• Gas Safety Certificates

• Electrical Installation Condition Reports

• Energy Performance Certificates

• Property licences where applicable

• Deposit protection information

• Right to Rent records

• Tenancy agreements

• Relevant inspection and maintenance records

The PRS Database does not replace these existing legal requirements.

Instead, it will sit alongside the landlord’s wider compliance responsibilities.

3. Check whether your property requires a licence

If you operate an HMO or a property in an area with additional or selective licensing, check the requirements of your local authority.

Do not assume that PRS Database registration will replace property licensing.

They are separate requirements.

4. Review your tenancy management processes

The Renters’ Rights Act has already changed many aspects of residential letting.

Landlords should make sure their tenancy processes reflect the new rules rather than continuing to use outdated Section 21 or fixed-term procedures.

The government has confirmed that Section 21 cannot be used to seek possession after 1 May 2026.

5. Speak to your letting agent

If you use a letting agent, ask them how they intend to deal with the PRS Database.

Questions worth asking include:

• Will you complete the registration for me?

• Who will pay the registration fee?

• Who will keep the information updated?

• Will the database identifier automatically appear in property advertisements?

• How will renewals be handled?

• Who is responsible if information is incorrect?

Getting these responsibilities agreed early could prevent problems later.

6. Keep an eye on government guidance

The final practical requirements will be established as the PRS Database is rolled out.

Landlords should rely on official government guidance rather than social media posts or outdated articles.

The government’s implementation roadmap is the key document to watch as further details are announced.

What about landlords with multiple properties?

The PRS Database could be particularly important for landlords with property portfolios.

If you own five, ten or twenty rental properties, keeping property information accurate will become increasingly important.

A landlord with a larger portfolio should consider creating a central compliance schedule showing:

• Property address

• Ownership details

• Licence status

• Gas safety expiry

• Electrical safety information

• EPC rating

• Deposit protection information

• Insurance details

• Tenancy information

• PRS Database registration status

• Registration renewal date

Having this information in one place will make it much easier to demonstrate compliance.

Will the PRS Database replace a letting agent?

No.

The database is a regulatory and information system. It does not remove the need for landlords to comply with their other legal responsibilities.

A professional letting agent can still help landlords with:

• Tenant referencing

• Right to Rent checks

• Tenancy administration

• Property advertising

• Rent collection

• Maintenance

• Inspections

• Compliance reminders

• Possession procedures

However, landlords remain responsible for understanding the legal obligations attached to their properties.

What should landlords be most concerned about?

The biggest mistake would be to view the PRS Database as simply another form to complete.

It is part of a much broader move towards greater regulation, transparency and enforcement in the private rented sector.

The government intends the database to help councils identify landlords and properties and target enforcement where necessary.

For landlords who already operate professionally and maintain good records, registration should be much easier than for landlords who have allowed their compliance paperwork to become disorganised.

PRS Database landlord checklist

Before the database launches, landlords should consider the following:

• Confirm who legally owns each rental property.

• Check that your contact details are up to date.

• Create a compliance file for every property.

• Check whether each property requires a licence.

• Check that your gas safety records are current.

• Check your electrical safety documentation.

• Check your EPC status.

• Check your deposit protection arrangements.

• Review your tenancy agreements and procedures.

• Make sure your eviction procedures reflect the post-Section 21 rules.

• Speak to your letting agent about PRS Database registration.

• Budget for the annual PRS Database registration fee.

• Monitor GOV.UK for the final registration requirements.

• Register when the database becomes available to your area.

Final thoughts for landlords

The PRS Database is coming, and landlords in England should start preparing now.

The government has confirmed that the database will be mandatory for private rented sector landlords and that rollout is expected to begin from late 2026.

The exact registration process, annual fee, information requirements and public-facing details will be confirmed as the database is implemented.

But one thing is already clear: landlord compliance is becoming increasingly important.

The landlords best placed to deal with the PRS Database will be those who already have accurate property records, up-to-date safety certificates, correct tenancy documentation and a clear understanding of their legal responsibilities.

The PRS Database should therefore be treated as an opportunity to review your entire landlord compliance process rather than simply another government registration.

If you are a landlord, the best time to get organised is before the database goes live, rather than waiting until registration becomes mandatory.