What is the PRS National Database and What Do Landlords Need to Do?

The Renters' Rights Act brings the biggest shake-up to the private rented sector in decades. Alongside the end of Section 21 and the move to periodic tenancies, it creates a new Private Rented Sector (PRS) database — a national register of landlords and rented properties in England. If you let property, you'll need to be on it. The database is one phase of a longer rollout — see how it fits the wider Renters' Rights Act timeline to know when it reaches you.

What is the PRS database?

It's a government-run digital register. The intention is a single, official record of who is letting what: landlords, their rented properties, and key compliance information tied to each one. Tenants and councils get a way to check that a property and its landlord are registered and meeting basic standards, and enforcement bodies get better visibility of the sector.

Who has to register?

The requirement is designed to be broad — private landlords letting residential property in England are expected to register themselves and their properties before letting. Letting through an agent doesn't remove your responsibility as the landlord. An annual, per-property fee is expected, on a cost-recovery basis — the exact amount hasn't been confirmed, and figures circulating in the press are proposals rather than settled policy, so treat any specific number with caution. Timing and charges are set out in secondary legislation and guidance, so check the confirmed go-live and fee on GOV.UK as they're announced.

What information will it hold?

Expect the register to link your properties to the compliance evidence that already applies today, for example:

• Gas safety certificate (where applicable)
• Electrical safety (EICR)
• Energy Performance Certificate (EPC) — at the required minimum rating
• Any required property licences (HMO, additional or selective)

In other words, the database rewards landlords who already keep clean, up-to-date records — and exposes those who don't.

And it's worth being clear about the stakes, because the register is more than a directory. It's designed to be a gatekeeper: once it's fully in force, being unregistered is set to block key powers — you generally won't be able to gain possession, re-let, or renew an HMO licence. We've set out exactly how that works in the PRS database as your eviction gatekeeper. The short version: get register-ready before you ever need those powers.

What should landlords do now?

1. Get your compliance in order. Make sure every property has current gas, electrical and energy certificates, and any licence it needs.
2. Centralise your records. Keep every certificate, its expiry date and the document itself in one place you can access instantly.
3. Set reminders. The database won't chase your renewals for you — you still need to stay ahead of expiries.
4. Watch GOV.UK for the confirmed registration dates, fees and process.

This is no longer a distant prospect: the register has already moved into testing with real landlords, and the government has now published a region-by-region registration calendar (opening December 2026), so getting your certificates in order now is the practical way to be ready when your region's deadline arrives.

General guidance for UK landlords, not legal advice. The PRS database is being implemented through the Renters' Rights Act and supporting regulations; exact requirements, dates and fees are confirmed by government — always check GOV.UK.