Six months on from the biggest shake-up of private renting in a generation, the next phase of the Renters’ Rights Act is almost here. From 15 December 2026, landlords in England will begin registering on the new Private Rented Sector (PRS) Database. Here’s what you need to know, when your deadline falls and the steps to take now.

Please note: the Renters’ Rights Act and the PRS Database apply to properties in England. Wales and Scotland run their own landlord registration schemes.

A quick recap: what changed on 1 May

The first phase of the Renters’ Rights Act 2025 came into force on 1 May 2026. Section 21 ‘no-fault’ evictions were abolished and almost all assured shorthold tenancies became rolling periodic tenancies. Landlords now need a valid Section 8 ground to regain possession, and the serious rent arrears ground now requires three months’ arrears rather than two. Rent can be increased only once a year, using a Section 13 notice with at least two months’ notice, bidding above the advertised rent is banned, and landlords can no longer ask for more than one month’s rent upfront on a new tenancy. Tenants can also ask to keep a pet, which landlords cannot unreasonably refuse. Landlords with existing written tenancies had until 31 May 2026 to give each tenant the government’s Renters’ Rights Act Information Sheet. If that hasn’t happened, act now and take advice. Phase one was about how tenancies work. Phase two is about who is letting, and where. That’s what the database is designed to answer.

What is the PRS Database?

The database is a national register of private landlords and the homes they let in England. The online service will be called ‘Register your rental property’. Its purpose is to improve transparency and help councils identify, and act against, landlords who aren’t meeting their obligations.

Registration is property by property, not landlord by landlord. Each home must be registered individually with details of the landlord, the property and its compliance. The fee is £65 per property per year, renewable annually. During the rollout the fee will be pro-rated, so landlords in the first regions won’t pay more than those called forward later.

When do you need to register?

Registration opens on 15 December 2026 in the West Midlands. A new region then opens on the 15th of each month, and each has roughly three months to comply. Your deadline depends on where the property is, not where you live.

All landlords actively letting in England must be registered by 14 November 2027. If you own homes in several regions, you don’t have to wait: you can register your whole portfolio from 15 December, provided each property is registered before its own deadline.

Why it matters: the possession risk

The biggest consequence of not registering isn’t the fee. It’s possession. Once the registration rules apply to your property, you won’t be able to obtain a possession order while you’re unregistered, other than on the anti-social behaviour grounds. Now that every eviction runs through Section 8 and the courts, an unregistered property could leave you unable to act on serious rent arrears or a planned sale. Councils will also be able to take enforcement action, including financial penalties, once your deadline has passed.

And the Landlord Ombudsman?

A mandatory Landlord Ombudsman will follow, giving tenants a free route to resolve complaints. It is expected to launch after the database, with dates still to be confirmed. There’s no action needed yet, but it’s a good reason to make sure your repair records and tenant communication are well organised.

Six steps to take now

Check the basics from May. Confirm every tenant received the Information Sheet and that new tenancies since 1 May have a written statement of terms.

Gather your documents. Have your gas safety certificate, electrical safety report (EICR), EPC, deposit protection details and any licences for each property ready in one place.

Check ownership details. Make sure the names on your title deeds, mortgage and tenancy agreements match, particularly for jointly owned or inherited properties.

Budget for the fee. Set aside £65 per property per year. For a ten-property portfolio, that’s £650 annually.

Review your rent increase process. Any increase must now follow the Section 13 route, and tenants can challenge it at tribunal. Base your figure on clear local comparables.

Diarise your deadline. Note when your region opens and plan to register early rather than leave it to the last week.

How we can help

Keeping on top of new rules while running a rental property is a lot to manage. If you’d rather not navigate it alone, speak to your local branch about how our lettings and property management services can help keep your homes compliant, your records in order and your tenants happy.