Registering your rental property: What landlords need to know

From December 2026, private landlords in England will begin registering qualifying rental properties through the Government’s new ‘Register your rental property’ service.

The requirement will be introduced gradually, according to the region in which each property is situated. The annual fee has been set at £65 per property, although charges will be pro-rated during the rollout. Landlords will also be responsible for keeping their entries accurate and renewing their registrations.

This guide explains how the service is expected to operate, the regional deadlines and the records landlords can organise now.

What is the ‘Register your rental property’ service?

The Renters’ Rights Act 2025 created the legislative framework for the Private Rented Sector Database. ‘Register your rental property’ is the name being used for the service through which landlords will register themselves and their properties.

The database is intended to bring important property, tenancy and compliance information together in one place.

For landlords, registration will become an ongoing administrative responsibility rather than a single application. Each qualifying property will require its own entry and fee, supporting information must be provided and the registration will need to be renewed annually.

Landlords will require a GOV.UK One Login to use the online service. An offline route is also expected to be available for those who need it.

When does registration begin?

The timetable will be determined by the location of the rental property, not the landlord’s home or business address.

The rollout begins in the West Midlands on 15 December 2026. A further region will join the service each month, concluding with the South West in August 2027.

Once the requirement begins in a region, landlords will have three months in which to register qualifying properties. The final scheduled deadline for properties actively let during the rollout is 14 November 2027.

A landlord living in Leeds with a rental property in Birmingham, for example, would need to follow the West Midlands timetable for that property.

Key landlord registration dates

The principal dates to note are:

• 15 December 2026: the service opens and registration begins in the West Midlands;
• 14 March 2027: the first deadline, applying to West Midlands properties;
• 15 July 2027: registration begins for properties in London; and
• 14 November 2027: the final scheduled regional deadline.

Landlords will be able to register properties early after the service launches. This may be convenient for portfolio landlords with homes in several regions, although every property must be registered by the deadline applicable to its location.

During the initial rollout, registration will apply to properties that are already let or become occupied during the relevant period. The rules for unoccupied properties will follow at a later stage.

How much will registration cost?

The annual charge will be £65 for each registered property.

During the phased introduction, the fee will be pro-rated so landlords registering earlier in the rollout are not placed at a disadvantage. Each registration will subsequently need to be renewed, with the applicable fee paid annually.

A landlord with a single qualifying property should therefore budget for an ongoing registration cost. Portfolio landlords will pay separately for each home, making it important to account for the cumulative expense.

This cost should be considered alongside:

• letting and management fees;
• maintenance and repairs;
• insurance;
• licensing charges;
• safety inspections; and
• other compliance expenditure.

A registration fee incurred wholly and exclusively for a property business may be expected to qualify as an allowable revenue expense, subject to HMRC’s rules and the landlord’s individual circumstances. Tax advice should be obtained where necessary.

An allowable expense reduces taxable rental profit; it does not reimburse the full cost of the fee.

Can the fee be passed on through the rent?

The registration charge does not provide an automatic entitlement to increase a tenant’s rent.

Under the Renters’ Rights Act 2025, the rent for most assured periodic tenancies can generally be increased no more than once a year and not during the first year of the tenancy.

Landlords must use the revised section 13 procedure, serve Form 4A and give at least two months’ notice. Any proposed figure should reflect the property’s open-market rental value.

A tenant who believes the amount is above the market rent can refer the proposal to the First-tier Tribunal.

Landlords should therefore assess rent independently of the registration fee, using appropriate evidence of comparable properties and the terms of the particular tenancy.

What information will be required?

The service will ask for information about the landlord, the dwelling and the tenancy. Preparing this material before the relevant regional window opens should make registration more manageable.

Check the property details

For each property, gather:

• the full address;
• ownership details;
• the type of dwelling;
• the number of bedrooms;
• whether it is occupied; and
• relevant freeholder, superior-landlord or property-manager information.

Landlords should check that names and addresses are recorded consistently across title documents, tenancy records and safety certificates.

Organise tenancy and rent information

The registration entry is expected to include the number of occupants and households living in the property, together with whether it is furnished, part-furnished or unfurnished.

Landlords will also need to provide the rent charged, the frequency of payment and details of any utilities included within that amount.

Reviewing the tenancy agreement and current payment records should help establish this information accurately.

Review licensing and safety documents

The service will require require information about HMO, additional and selective licences where applicable.

Landlords should also prepare relevant health, safety and energy-efficiency records, including:

• the current gas safety record, where the property has a gas supply;
• an Electrical Installation Condition Report or appropriate Electrical Installation Certificate;
• the most recent Energy Performance Certificate; and
• details of any applicable Minimum Energy Efficiency Standards exemption.

This preparation provides a useful opportunity to identify missing records, approaching renewal dates or inconsistencies before registration begins.

Confirm landlord and contact information

Individual landlords will need to provide details including their name, date of birth, residential address, telephone number and email address.

Organisations will be asked for information about the legal entity and the person making the entry. Companies House or charity registration details may also be needed where applicable, together with information about nominated contacts or relevant office holders.

Additional evidence may be required where someone is acting under a power of attorney or in another representative capacity.

Will registration details need to be updated?

Yes. Completing the first application will not end the landlord’s responsibility.

Information held about the landlord, property, tenancy and safety documents must remain accurate. The entry may therefore need to be updated when:

• contact or ownership information changes;
• a new tenancy begins;
• the number of occupants changes;
• the rent is increased;
• a licence is issued or renewed; or
• a new safety certificate or report is obtained.

Registration should become part of the property’s regular compliance diary, rather than being reviewed only at the annual renewal date.

Failure to comply with database requirements may expose a landlord to enforcement action. Initial breaches can attract civil penalties of up to £7,000 per breach. Serious, repeated or deliberate non-compliance, including the provision of fraudulent information, can lead to penalties of up to £40,000 or criminal prosecution.

The action taken will depend on the nature of the breach and the decision of the relevant local authority.

What does the register mean when purchasing a rental property?

During the initial phase, the service will focus on homes that are already let or become occupied during the rollout.

The Government intends to introduce a later requirement for unoccupied properties to be registered before they are advertised for rent. Once those provisions take effect, landlords and their agents will not be able to market an unregistered property, and adverts will need to display the relevant landlord and property identifiers.

Those advertising requirements are not part of the first regional registration stage. Their commencement date and detailed operation remain subject to further legislation and guidance.

Prospective landlords should nevertheless begin incorporating registration into their purchasing checks. Before completing on an investment property, consider establishing:

• whether the property requires an HMO, additional or selective licence;
• whether the relevant safety and energy records are available;
• whether the home is already let;
• which regional registration date will apply; and
• who will be responsible for preparing the required information.

Can a letting agent register on a landlord’s behalf?

A letting agent or property manager will be able to assist with certain parts of the registration, but the landlord will retain responsibility for the process.

The landlord must begin and complete the registration. An agent may, by agreement, be able to add specified property or compliance information between those stages.

The exact division of tasks will depend on further government guidance and the landlord service level selected.

Landlords should agree responsibilities with their agent and retain confirmation when information has been added or updated. They should not assume that appointing a managing agent transfers the underlying legal obligation.

Why is the register being introduced?

The database is intended to help local authorities understand the private rented sector in their area and identify properties or landlords that may not be meeting their obligations.

It should also provide responsible landlords with a clearer way to demonstrate compliance and access information about the requirements that apply to them.

A public-facing element is planned for a later phase. This is expected to allow current and prospective tenants to check whether a landlord complies with important requirements.

The Government has not yet confirmed all the information that will be visible publicly and has said that the final design will need to balance transparency with landlords’ privacy.

A future change to rent-increase disputes

The Government has also indicated that HMRC’s Valuation Office may make initial determinations in future rent-increase disputes. The stated aim is to resolve cases more efficiently and reduce pressure on the First-tier Tribunal.

This measure has not yet replaced the existing process.

For now, a tenant wishing to challenge a proposed increase must continue to apply to the First-tier Tribunal before the date on which the new rent is due to begin.

Where a valid application is made, the new amount will generally not become payable until the tribunal has determined the case. Landlords should check the latest guidance before acting, as the dispute process may change once the future measure is introduced.

How can landlords prepare now?

Although the first regional deadline is still ahead, early preparation can reduce the likelihood of a rushed or incomplete application.

Landlords can begin by:

• recording the region and registration deadline for each rental property;
• setting aside the annual fee for every property in their portfolio;
• ensuring they have a GOV.UK One Login;
• reviewing tenancy, rent and occupant information;
• checking licensing requirements;
• organising gas, electrical and energy documents;
• identifying certificates that will need renewal;
• agreeing what assistance their letting agent will provide;
• establishing a process for updating entries when information changes; and
• monitoring government announcements ahead of launch.

Registration can also serve as a useful wider review of a rental property. Bringing records together now gives landlords time to correct inconsistencies, arrange missing inspections and clarify responsibilities before their regional window opens.

This article provides general information and does not constitute legal, financial or tax advice. Registration requirements and government guidance may change. Landlords should check the latest official information and obtain professional advice where appropriate.