New rental property register: What landlords need to know

Landlords in England will soon have a new registration requirement to prepare for. From 15 December 2026, landlords will begin registering themselves and their rented properties through the government’s new national Register your rental property service. The rollout will start in the West Midlands and then move across England over the following eight months.

The service follows the Renters’ Rights Act 2025 and the government’s implementation roadmap, published in November 2025. It was previously referred to as the Private Rented Sector Database.

Here’s what landlords need to know, including who needs to register, when the deadline applies, what information will be required and how to prepare.

What is the Register your rental property service?

The new service will create a national record of private landlords and rented properties in England.

The government says the register is intended to:

• improve transparency across the private rented sector;

• help responsible landlords demonstrate that they meet key requirements; and

• give local councils better information to support enforcement.

Once the public-facing service is introduced, tenants will also be able to check whether a landlord or prospective landlord is registered.

The government has said that publicly available information will balance transparency with landlords’ privacy, with further details expected before the service launches.

Who will need to register?

In general, landlords with assured or regulated tenancies in England will need to register themselves and each property they let.

During the initial regional rollout, the requirement will apply to properties that are already occupied or become occupied during the relevant registration period. Unoccupied properties will not need to be registered at this initial stage.

The government does, however, intend to introduce a later requirement for landlords to register an unoccupied property before advertising it for rent. Further legislation and guidance are expected before this requirement comes into force. There is an exemption for supported exempt accommodation, as defined by the Supported Housing (Regulatory Oversight) Act 2023.

When do landlords need to register?

Registration will be introduced in stages according to the location of the rental property, rather than the landlord’s home or business address. Each region will have a three-month registration window:

Property region	Registration opens	Registration deadline
West Midlands	15 December 2026	14 March 2027
East of England	15 January 2027	14 April 2027
East Midlands	15 February 2027	14 May 2027
South East	15 March 2027	14 June 2027
Yorkshire and the Humber	15 April 2027	14 July 2027
North West	15 May 2027	14 August 2027
North East	15 June 2027	14 September 2027
London	15 July 2027	14 October 2027
South West	15 August 2027	14 November 2027

Landlords will be able to register properties early from 15 December 2026. This could be particularly useful for landlords with properties in several regions who want to deal with their registrations together. Missing the applicable deadline could result in enforcement action and a civil penalty.

How much will registration cost?

The announced registration fee is £65 per property per year.

The charge applies separately to each registered property and registration will need to be renewed annually.

For example, a landlord with five qualifying properties would pay £325 a year at the announced rate.

The registration fee may generally be an allowable expense for tax purposes where it meets HMRC’s rules for expenses incurred wholly and exclusively for a property business and is not capital expenditure. However, landlords should check their individual circumstances with a qualified tax adviser.

It’s also important to remember that tax relief does not mean the £65 fee is refunded in full. Instead, an allowable expense can reduce taxable rental profits, with the actual benefit depending on the landlord’s tax position.

Landlords should also not assume that the registration fee can simply be added to the rent. Rent increases during a tenancy must follow the relevant statutory process and reflect the market rent.

When a property becomes vacant and is re-let, landlords can review the asking rent against current local market conditions and their overall letting costs.

What information will landlords need to provide?

The government has published an initial list of information that landlords will need to provide.

This is expected to include:

• the landlord’s identity and contact details;

• the property address, ownership type and property type;

• the number of bedrooms, occupants and households;

• tenancy and rent information;

• details of any HMO, additional or selective licence;

• gas safety records, where applicable;

• an Electrical Installation Condition Report or relevant installation certificate; and

• the property’s Energy Performance Certificate and details of any applicable Minimum Energy Efficiency Standards exemption.

People or organisations acting on behalf of a landlord, such as someone acting under a power of attorney, may need to provide additional information and evidence.

What will registration mean when advertising a property?

The advertising rules will be introduced later rather than at the start of the initial regional rollout.

Once these requirements come into force, a private landlord or letting agent acting for them will not be able to advertise an unregistered property for rent.

Advertisements will also need to include the unique landlord and property identifiers issued through the registration service.

The government has said it will publish further guidance before these requirements take effect.

Why will landlords need to keep their registration up to date?

Registration will not be a one-off task.

Landlords will need to make sure the information recorded about them and their properties remains accurate and current. This includes relevant compliance information, such as gas safety, electrical safety and energy performance documentation.

This means registration should become part of a landlord’s wider compliance routine.

For example, landlords may want to review their register details whenever:

• a safety certificate is renewed;

• the property or tenancy details change;

• rent or occupancy information changes; or

• licensing arrangements are updated.

The Renters’ Rights Act provides for civil penalties of up to £7,000 per breach for initial database non-compliance.

More serious or repeated non-compliance, including providing fraudulent information, could result in a civil penalty of up to £40,000 or criminal prosecution. The action taken will depend on the circumstances and the relevant council’s enforcement decision.

Keeping information accurate and up to date will therefore be an important part of ongoing landlord compliance.

Can a letting agent register a property for me?

Agents and property managers will be able to provide certain information on a landlord’s behalf.

However, the landlord will need to start and complete the registration process and will remain legally responsible for ensuring the required information is provided.

An agent may also be able to help keep information up to date where this has been agreed as part of the landlord’s service.The government is expected to publish further guidance explaining exactly what agents and property managers will be able to do before registration begins.

What is changing with rent increase challenges?

There is another change for landlords and tenants to be aware of. The government has announced that HMRC’s Valuation Office will take responsibility for making initial decisions when tenants challenge proposed rent increases in England.

The stated aim is to provide quicker decisions and reduce pressure on the tribunal system.

However, this change has not happened yet.

For now, tenants who want to challenge a rent increase must continue to apply to the First-tier Tribunal. The higher rent will not become payable until the Tribunal has reached its final decision.

Six things landlords can do now

There is no need to wait until your registration window opens before getting organised.

1. Check the deadline for every property

Make a note of the registration date that applies to each property based on its location.

This is particularly important if you own a portfolio across different regions.

2. Review your property records

Check that you have accurate and up-to-date information about each property, tenancy, rent and landlord contact details.

3. Gather your certificates

Locate your current gas safety, electrical and energy performance documents. If anything is due to expire, plan ahead so that you have the relevant documentation available when you register.

4. Check your licensing information

Make sure you have details of any HMO, additional or selective licence readily available.

5. Budget for the annual registration fee

Allow £65 per qualifying property each year in your letting budget at the announced rate.

If you are unsure how the cost will affect your tax position, speak to a tax adviser.

6. Build registration checks into your routine

Think beyond the initial registration. Put a process in place to review your information whenever a tenancy changes, a certificate is renewed or other property details are updated.

How Your Move can help

The rules and supporting guidance may develop before registration begins, so landlords should continue to monitor official updates.

You don't have to prepare everything alone.

As your registration deadline approaches, Your Move can help you identify relevant information that may already be held within our records. Depending on your landlord service, we may also be able to support you with keeping relevant information up to date.

To find out what support is available as part of your landlord service, contact your local Your Move branch.