Approaching Phase 2 - Renters’ Rights Act 2025

As the Autumn approaches, letting agents, landlords and most important of all, Ministry of Housing, Communities and Local Government (MHCLG) are preparing for the second phase of the Renters’ Rights Act. It is the Private Rented Sector Database - to be known as “Register Your Rental Property” which has created a stir since the Conservative government announced all landlords in England would be required to register their rental properties on a database.

Starting 1st September 2025., MHCLG will be starting a pilot of the database in Birmingham, Gateshead and Nottingham. The pilot will involve completing a 3-part registration process which includes providing personal details, property details and compliance information (e.g. Gas safety certificates). The data provided will be viewed by local council enforcement officers but won’t be used for enforcement purposes.

Throughout the pilot MHCLG will be capturing feedback at several stages, including end of journey and end of pilot surveys. The ‘Register your rental property’ initiative will be rolled out on a region by region basis starting in late 2026 with completion across the whole country by 2027.

When this element of the Renters’ Rights Act goes live all private landlords in England must register and their rental properties which means the benchmark for all landlords will be the same removing any disparity that has previously existed.

Failure to comply will result in possible fines of up to £7000.00 or up to £40,000.00 for subsequent breaches. Properties that have not been registered cannot be advertised, marketed or let without a valid Landlord Registration Number and Property Registration Number. Letting agents who do not conduct their Due Diligence will also face fines of up to £7000.00 or up to £40,000.00.

It is important to note that failure to register will invalidate any section 8 served and as a result prevent the landlord from obtaining possession.

Purpose

What is the PRS Database, and why is the government introducing it?

The Private Rented Sector Database is a new national register created by the Renters’ Rights Act 2025. MHCLG describes it as a “one stop shop” for landlords, giving them access to guidance through a single “front door” to help them understand their obligations and demonstrate compliance. For tenants, it is intended to increase transparency and give them better information before they decide to rent a property and throughout their tenancy. For local councils, it is meant to provide a trusted, consistent source of data that removes the administrative burden of identifying poor-quality or non-compliant properties, freeing council staff to focus on enforcement.

Does the Database have another name?

Yes. Although it is referred to in the Act and in MHCLG’s own publications as the Private Rented Sector Database, MHCLG’s roadmap describes it as an “innovative Database of PRS properties.” MHCLG’s guidance does not yet use the “Register your rental property” branding.

Will the Database replace the existing Rogue Landlord list?

MHCLG’s stated intention is for the PRS Database to replace the functionality of the Rogue Landlord List as it relates to private sector landlords, with certain offence-related details made viewable to tenants and prospective tenants.

Key Requirements

Who has to register?

All landlords of assured periodic tenancies are legally required to register themselves and their properties on the Database. This does not only relate to landlords who are individuals, but Limited Companies and other entities that qualify as ‘landlords’.

What information will landlords need to provide?

MHCLG’s roadmap states that every entry is expected to include:

• The landlord’s contact details, including relevant information for all joint landlords

• Property details — full address, property type (flat/house), number of bedrooms, number of households or residents, and whether the property is occupied and furnished

• Safety information, specifically Gas, Electrical and Energy Performance Certificates, so tenants are assured about the property’s safety and energy efficiency

Is there a fee to register?

Yes. MHCLG confirms landlords will be required to pay to register, with an annual fee confirmed closer to launch. MHCLG states it will work to ensure the fee is proportionate. For landlords who are concerned about the cost, the fee can be offset as a business expense.

What information will be made public?

MHCLG says this is to be determined and will be set out in regulations, but is expected to include information related to property standards. Any data relating to the landlord will not be made available in the public domain.

Will the Database replace selective licensing?

No. MHCLG has confirmed selective licensing remains a valuable tool for local authorities.

Getting Prepared

When is the Database launching?

According to MHCLG’s roadmap, the Database begins rolling out regionally from late 2026, and nationwide throughout 2027.

What preparatory steps has MHCLG set out?

MHCLG has published guidance and communications rather than a specific landlord checklist for the Database itself. It confirms that guidance and associated materials for landlords and local authorities will go live alongside the Database from late 2026.

Based on the information landlords will need to supply gas, electrical and EPC certificates, accurate property details, should be current and readily available ahead of registration.

Landlords and letting agents should conduct audits of all rental properties to ensure all relevant information is in place.

How will registration relate to a landlord’s ability to gain possession of a property?

MHCLG’s guide states that landlords in breach of the duty to register will not be able to obtain a possession order, except where the ground relied upon is Ground 7A or Ground 14. MHCLG a;so confirms this restriction is designed to be recoverable — MHCLG has said it will ensure landlords are always able to rectify non-compliance so they are not prevented from regaining possession indefinitely.

Fines and Penalties

What happens if a landlord lets or advertises a property without registering it?

Local authorities will issue a civil penalty of up to £7,000.00 for an initial breach.

What happens for repeated or more serious breaches?

Where a landlord repeatedly breaches the registration requirement, or commits a serious offence such as providing fraudulent information, they may face a civil penalty of up to £40,000.00 or criminal prosecution.

Can a rent repayment order apply to Database breaches?

Yes. MHCLG’s guide lists two Database related offences where a rent repayment order can be sought for providing false information and continued failure to register after a financial penalty has already been imposed for that failure.

Is this enforcement approach consistent with how MHCLG will deal with other breaches under the Act?

Yes. MHCLG describes a general enforcement framework across the Act of up to £7,000.00 for first or minor non-compliance and up to £40,000 for serious, persistent or repeat non-compliance, with criminal prosecution and an unlimited fine as an alternative route for the most serious cases. The Database penalties sit within that same structure.