Phase 1 of the Renters Rights Act hit on 1 May 2026. Most landlords are still catching up with that.

Phase 2 is already on its way.

The Private Rented Sector Database is the centrepiece of Phase 2 of the Renters Rights Act's implementation. Every private landlord in England will be legally required to register themselves and their rental properties on a new national database launching in late 2026. Rapidformations

This edition covers exactly what it is, what you'll need to register, what it costs, and — critically — what happens if you don't.

The PRS Database will hold landlord details, property information and safety certificates for rental homes across England. The aim is to improve transparency and raise standards in the private rented sector, giving tenants and local councils greater visibility of the rental market. AutoDS

The database will create a national register of landlords and privately rented properties in England. It is expected to link each property to its Unique Property Reference Number — a UPRN — so that every rental home has a clear and traceable digital identity. Entrepreneur Loop

Think of it as Companies House — but for landlords. Every landlord, every rental property, publicly registered and traceable.

The PRS database has a separate phased launch timetable from the main Act. Expect registration to open in late 2026 with full compliance required through 2027 and 2028. Shopify

The PRS Database will roll out regionally from late 2026, with full national registration expected to be mandatory from 2027. Rapidformations

No exact launch date has been confirmed yet — the government has indicated autumn 2026 as the target. When the database launches, landlords will be given notice and a deadline by which to register. Gelato

Registration is compulsory for all private landlords in England who let on assured tenancies or regulated tenancies. There are no exemptions based on portfolio size — a landlord with a single property is equally required to register as one with a hundred. AutoDS

One property or one hundred — you must register.

Registration will require landlords to provide the following details — landlord contact details including name, address, telephone number and email for each landlord who owns the property. AutoDS

Beyond contact details, you will also need to provide:

All landlords must provide comprehensive compliance information including contact details, property specifications, safety certificates and energy performance documentation. Owebest

This is why getting your compliance documents in order now matters — you will need them all to hand when registration opens.

Every PRS landlord will be required to register, pay an annual fee per property, and keep the information on the database up to date. Rapidformations

A registration fee will apply. The government has indicated it will be proportionate and represent good value, though final figures have not yet been confirmed. Entrepreneur Loop

The fee structure is annual and per property — so a landlord with 5 properties will pay more than one with 1. Exact amounts will be confirmed in secondary legislation closer to launch.

This is where most landlords need to pay close attention. Non-registration isn't just a fine — it directly affects your ability to operate legally.

An unregistered landlord cannot serve a valid Section 8 possession notice, cannot instruct a letting agent, and cannot renew an HMO licence, making registration essential for continued lawful letting. Shopify

In plain English — if you don't register when the database goes live:

And the financial penalties are severe.

Penalties for non-registration run from £5,000 for basic failure to register up to £30,000 for providing false information or letting after revocation, plus potential rent repayment orders of up to 24 months rent. Shopify

Non-compliant landlords may be saddled with financial penalties of £7,000 for the first civil penalty, with costs spiralling to £40,000 for repeated breaches. AliDropship

The PRS Database launches alongside a new mandatory PRS Ombudsman scheme.

The PRS Landlord Ombudsman expects mandatory landlord membership in 2028 once the service is ready. Dropcommerce

This means landlords will eventually need to be both registered on the database AND members of the Ombudsman scheme. Tenants will be able to bring complaints to the Ombudsman without going to court — a significant shift in how disputes are resolved.

It helps to understand where the database fits in the bigger picture:

Phase 1 — 1 May 2026 ✅ Already live Section 21 abolished, periodic tenancies, Information Sheet deadline, Section 13 rent increases

Phase 2 — Late 2026 into 2027 ⏳ Coming soon PRS Database registration, PRS Ombudsman scheme

Phase 3 — 2027-2028 📅 Further ahead Decent Homes Standard, Awaab's Law for private sector, full Ombudsman operation

You can't register yet — the database isn't live. But you can prepare now so registration is straightforward when it opens.

✅ Get all compliance documents in one place Gas Safety Certificate, EICR, EPC, deposit protection certificates, Right to Rent records — gather them now. You will need all of these to register.

✅ Find your UPRN for each property Your Unique Property Reference Number identifies each property on the database. Find yours at uprn.uk — it's free and takes two minutes per property.

✅ Check your contact details are current The database requires up to date contact information. Make sure your email address and phone number are current and professional.

✅ If you're an HMO landlord — check your licence renewal dates You will not be able to renew an HMO licence without being registered on the database. Plan ahead so your licence doesn't lapse during the transition period.

✅ Watch for the launch announcement The government will announce the launch date and fee structure in secondary legislation. The Landlords Brief will cover this the moment it's confirmed — make sure you're subscribed.

The PRS Database is the biggest structural change to landlord regulation in England's history. For the first time every landlord and every rental property will be publicly registered, traceable and accountable.

The good news — if you're already compliant, registration will be straightforward. The database rewards landlords who already do things properly.

The bad news — if you've been cutting corners, the database will find you. And the consequences of non-registration are severe enough to end your ability to operate as a landlord entirely.

Registration opens late 2026. Start preparing now.

Track all your compliance certificates, rent payments, expenses and properties in one place — ready for PRS Database registration when it opens.

£19 one-time, instant access 👉 uklandlordproperty.gumroad.com/l/oahbhl

Coming up next edition — EPC C by 2030: what the upgrade actually costs, which improvements qualify, and how to plan without being ripped off.

The Landlords Brief is published regularly for UK landlords. Subscribe free at thelandlordsbrief.co.uk. This newsletter is for general information only and does not constitute legal or financial advice.