The government confirmed on 9 September 2026 that the Private Rented Sector (PRS) Database — the new national register of landlords and rental properties — will begin rolling out across England from 15 December 2026. This is the most significant new administrative obligation for landlords since the introduction of Right to Rent checks, and the consequences of non-compliance are severe.
If you are a private landlord in London, you now have fewer than 100 days to understand what is required and prepare your property records. This guide explains everything you need to know.
What is the PRS Database?
The Private Rented Sector Database, formally known as the "Register your rental property" service on GOV.UK, is a mandatory national register of every private landlord and every privately rented property in England. It was introduced by the Renters' Rights Act 2025 and forms the centrepiece of Phase 2 of the Act's rollout, following the abolition of Section 21 on 1 May 2026.
The database has three purposes. First, it gives tenants a way to verify who owns and manages the property they are renting before they sign. Second, it gives local councils a searchable enforcement tool to identify non-compliant landlords. Third, it creates a single channel through which landlords can demonstrate compliance with their legal obligations — gas safety certificates, EICRs, EPCs and so on.
Scotland and Wales have operated equivalent schemes for years. England is now catching up, and the scale is significant: there are an estimated 2.3 million private landlords in England, managing around 4.6 million properties.
When does it apply to London landlords?
The rollout is regional, not national, starting 15 December 2026. The government has announced that registration deadlines will run from 14 March 2027 in the West Midlands to 14 November 2027 in the South West. London's specific deadline has not yet been announced, but as the largest private rented sector in England, London landlords are expected to be in one of the earliest waves.
Do not wait for the London-specific date to be announced before preparing. The records you need to register — your gas safety certificate references, EICR report numbers, EPC rating and certificate numbers — take time to gather if they are not already organised.
What landlords must register
Every landlord of an assured or regulated tenancy in England is required to register. Since all private tenancies automatically converted to Assured Periodic Tenancies on 1 May 2026, this means virtually every private landlord in England is in scope.
You must register twice: once as an individual landlord, and once for each rental property. If you have five properties, you will complete six registrations.
The information you will need to provide for each registration includes:
As a landlord: Your full name, date of birth, contact details, and a GOV.UK One Login account (the same authentication system used for other government services).
For each property: The full address and postcode, the type of property and number of bedrooms, current tenancy details including tenant name and tenancy start date, and crucially, your compliance documentation — gas safety certificate reference, EICR report number, EPC certificate number and rating, and HMO licence number if applicable.
This last category is where many London landlords will be caught out. If your certificates have lapsed, if you cannot find your EPC reference, or if your EICR is overdue, the registration process will expose those gaps — and the database is linked to local council enforcement systems.
The penalties for non-registration
The consequences of failing to register are severe and go beyond financial penalties.
Civil financial penalties of up to £7,000 apply for a first offence. For serious, persistent, or repeated non-compliance, the maximum penalty rises to £40,000. These are civil penalties, not criminal charges, but they are enforceable by local authorities.
Loss of possession rights is the more immediate practical impact. An unregistered landlord cannot use key Section 8 possession grounds to evict a tenant. At a time when Section 21 has already been abolished, this means an unregistered landlord could be in a position where they have no legal route to recover their property at all — regardless of what the tenant is or is not doing.
Inability to market the property is a third consequence. Once the database is operational, landlords will need a valid Landlord Registration Number and a Property Registration Number before they can advertise a property to let. An unregistered landlord will not be able to list their property on Rightmove, Zoopla, or any letting platform.
What to do right now
The practical preparation that makes registration straightforward:
1. Gather your compliance certificates. For each property, locate your current Gas Safety Certificate (CP12), EICR report, and EPC. Check that each is valid and note the certificate or reference number. If any have expired, book renewals now — before December. Our booking form at /book takes less than three minutes.
2. Set up a GOV.UK One Login. Registration will use the government's standard One Login system. If you do not already have an account, create one at gov.uk/one-login.
3. Organise your tenancy information. You will need each tenant's name and the tenancy start date for every property. If you manage properties through a letting agent, ask them to provide this in writing.
4. Check your HMO licences. If any of your properties are licensed HMOs, you will need the licence number and expiry date for each one. Check with your local council if you are unsure.
5. Monitor GOV.UK for your regional deadline. The government will announce London-specific registration dates through the GOV.UK Renters' Rights Act update pages. Sign up for email alerts so you know the moment registration opens for your area.
How the database connects to your certificates
One aspect of the PRS Database that landlords should understand is that it is not a static register. The government has designed it to link to local council enforcement systems, meaning that if your Gas Safety Certificate or EICR lapses after registration, councils can identify this automatically.
This is why getting your compliance certificates in order before registration is not just a one-off task — it is the start of an ongoing obligation to maintain them. An EICR is valid for five years. A Gas Safety Certificate must be renewed every twelve months. Your EPC is valid for ten years but must show a minimum E rating (rising to C by 2030). If any of these lapse, it will be visible on the database.
A practical checklist before 15 December 2026
| Task | Action |
|---|---|
| Gas Safety Certificate (CP12) | Valid? Renew if within 60 days of expiry |
| EICR | Valid for 5 years? Book if due before mid-2027 |
| EPC | Rating E or above? Valid within 10 years? |
| HMO licence | Current? Note number and expiry |
| GOV.UK One Login | Create account if not already set up |
| Tenancy details | Name and start date for each tenant |
If you need to renew any certificates before the December deadline, book online at My Landlord Certificate. We cover all 33 London boroughs with next-day appointments and certificates emailed within 24 hours.
The PRS Database is not going away. Preparing now — while there is still time — is significantly less stressful than scrambling in December.
Frequently Asked Questions
- When does the PRS Database launch?
- The government announced on 9 September 2026 that regional rollout begins on 15 December 2026. London landlords should expect to receive registration requirements in the first wave. Full national coverage is expected by November 2027.
- How much does PRS Database registration cost?
- The government has confirmed that landlords will pay an annual fee per property, but the exact amount has not yet been confirmed. It is expected to be announced closer to the December 2026 launch date.
- What happens if I don't register on the PRS Database?
- An unregistered landlord faces civil penalties of up to £7,000 for a first offence, rising to £40,000 for serious or repeated breaches. Critically, you will also lose the right to use key Section 8 possession grounds — meaning you cannot legally evict a tenant.
- Do I need to register each property separately?
- Yes. You must register as a landlord once, and then register each individual rental property separately. If you have five properties, that is six registrations — one for you as the landlord, plus one per property.
- Does using a letting agent mean I do not need to register?
- No. Registration is the landlord's personal legal obligation, not the agent's. Using a letting agent does not transfer the duty to register. However, letting agents may be required to confirm registration details when marketing properties.
- What information will I need to provide when registering?
- Based on the Renters' Rights Act 2025, landlords will need to provide personal details, property address and specifications, tenancy information, and health and safety compliance data including gas safety certificates, EICR references, and EPC data.
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About the author
My Landlord Certificate
This guide was written and fact-checked by the My Landlord Certificate compliance team and reviewed against current UK legislation by our NICEIC-approved, NAPIT-registered, Gas Safe registered, accredited DEA and NEBOSH-qualified engineers. We help landlords across all 33 London boroughs stay compliant with fixed-price EICR, Gas Safety (CP12), EPC, Fire Risk Assessment and PAT testing.