The government has decided, under the Renters’ Reform Bill, to introduce a national private rental sector database, commonly known as the PRS Database.
This will be a mandatory digital register in England.
All private landlords must formally register themselves and their rental properties before marketing or letting a property.
The centralised system will act as a single source of information for the private rental market.
Why Is the Government Introducing the PRS Database?
The government’s aim is to improve transparency, compliance and enforcement across the private rented sector.
Transparency and Trust
Tenants will be able to use a public-facing portal to check whether a landlord is compliant before committing to a tenancy.
This should help tenants make more informed decisions and improve confidence in the private rental market.
Compliance Requirements
Landlords will be required to upload key compliance documents, which may include:
- Gas safety certificates
- Electrical Installation Condition Reports
- Energy Performance Certificates
This will help show that a property meets the required safety and energy standards.
Targeted Enforcement
Local authorities will be able to use the database to identify rogue landlords and take action where housing standards are not being met.
The database should make it easier for councils to monitor compliance and focus enforcement on landlords who fail to meet their legal obligations.
Tax Visibility
The database will also provide HMRC with a clearer view of rental properties.
This may help HMRC identify undeclared rental income and improve tax compliance within the private rented sector.
Key Rules and Requirements
There will be several important rules and requirements for landlords.
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Registration Costs
Landlords must pay a fee to register.
The government says the fee will be proportionate, although it will confirm the exact cost closer to the launch date.
Unique Property Identification
The database will link each rental property to a Unique Property Reference Number, known as a UPRN.
This will help landlords, tenants and local authorities clearly identify each property on the database.
Eviction Restrictions
Landlords who fail to register may lose certain legal rights to regain possession of their property.
In particular, some Section 8 eviction grounds may only be available to landlords who have actively registered on the database.
Penalties for Non-Compliance
Failure to register, or failure to provide accurate information and documents, will be treated seriously.
Unregistered landlords could face a civil financial penalty starting at £7,000. For persistent or severe breaches, penalties could increase up to £40,000.
You can also read our article on landlord fines for further information here.
When Will the PRS Database Be Introduced?
The Act is expected to be introduced in phases.
From the end of 2026, the government plans to begin introducing the PRS Database and the PRS Landlord Ombudsman scheme.
The rollout is expected to take place in two key stages.
Stage 1: Introduction of the PRS Database
The first stage will involve a regional rollout of the database for landlords and local councils.
The government expects this to begin from late 2026.
All private rented sector landlords must register on the PRS Database. Landlords must also pay an annual fee, which the government will confirm closer to the launch.
Subject to parliamentary approval, landlords must provide the following information as a minimum:
- Landlord contact details
This will include relevant contact information for landlords, including joint landlords where applicable. - Property details
This will include the full property address, property type, number of bedrooms, number of household residents, and confirmation of whether the property is occupied and/or furnished. - Safety information
This will include gas safety information, electrical safety information and the property’s EPC. This will help tenants understand whether the property meets safety and energy efficiency requirements.
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Stage 2: Ombudsman Scheme
The second stage will involve the wider rollout of the database and the introduction of a new PRS Landlord Ombudsman.
The government believes that public access to data and improved information sharing will support the launch of landlord registration.
The PRS Landlord Ombudsman will provide a redress service for private rented sector tenants when things go wrong.
The ombudsman will also support landlords by offering tools, guides and training to help them deal with tenant complaints at an early stage.
Private landlords must join the ombudsman scheme. Landlords must fund the service through a fair and proportionate fee.
When Will the Ombudsman Be Introduced?
The government plans to introduce the ombudsman after the PRS Database, although it has not yet confirmed the exact timing.
The rollout will happen in stages.
Ombudsman Stage 1
Stage 1 is expected to take place within 12 to 18 months.
The Secretary of State will choose an administrator to run the new service. The service will then need to be scaled up before it becomes fully operational.
Ombudsman Stage 2
Stage 2 will require landlords to become members of the new service.
This is expected to happen in 2028, subject to the Secretary of State being able to deliver the scheme within that timeframe.
Summary
The PRS Database will create a new mandatory registration system for private landlords in England.
Landlords will need to register themselves and their rental properties, provide key compliance information, and pay a fee. Those who fail to comply may face significant penalties and could lose access to certain possession routes.
The database will improve transparency, support enforcement, and give tenants greater confidence when renting a property.