The government has announced the next stage of the Renters’ Rights Act reforms, including the phased rollout of a national landlord registration service known as the Private Rented Sector Database (PRS Database).

The announcement, published on 9 September 2026 under the title “Stronger protections and greater confidence for renters”, will affect landlords and tenants across England.

The first rollout begins in the West Midlands on 15 December 2026. Landlords will have three months to register once their region is called forward. The government has also confirmed an annual registration fee of £65 per property, while all actively let properties must be registered by 14 November 2027.

This guide explains what landlords should do now, what tenants need to know, and how the changes interact with rent increases and future energy-efficiency requirements.

What is the PRS Database?

The PRS Database is intended to become a national register of private landlords and rented properties in England. It is being introduced under the Renters’ Rights Act reforms.

The database is expected to:

• Give landlords a central place to understand and demonstrate compliance.
• Give tenants more information about landlords and properties.
• Help local authorities identify non-compliant landlords.
• Support enforcement against unsafe or unlawful renting practices.
• Improve transparency when tenants are deciding whether to rent a property.

The registration requirement initially applies to landlords with properties that are already let, or which become occupied during the rollout period. Future legislation is expected to require registration of unoccupied properties before they are marketed for rent.

The obligation is connected to the property’s location, not the landlord’s home address. A landlord who lives outside the West Midlands but owns a rental property there will need to follow the West Midlands timetable.

Part one: What landlords should do now

1. Identify every property that may need registration

Landlords should create a complete schedule of their rental properties, including:

• The full property address.
• The type of tenancy.
• The date the property was first let.
• The current tenant’s details and tenancy dates.
• The managing agent’s details, if applicable.
• The property’s region.
• Any relevant licensing requirements.

The registration duty will generally apply to private landlords letting properties under assured or regulated tenancies. Some types of supported or exempt accommodation may be treated differently, so landlords should check the final guidance for the particular property.

A portfolio schedule is particularly important for landlords with properties in several regions. Each property may be affected by a different regional deadline.

2. Prepare your compliance records

The database is not a replacement for the underlying legal duties of a landlord. Registration does not, by itself, make a property compliant.

Landlords should review whether they hold current copies of:

• Gas safety records.
• Electrical installation reports.
• Energy Performance Certificates.
• Selective, additional or HMO licences, where required.
• Tenancy agreements and prescribed information.
• Deposit protection records.
• Repair and inspection records.
• Evidence of insurance and mortgage consent, where relevant.

Good record-keeping will help if a local authority asks questions about the property or if a dispute later reaches court or a tribunal.

Landlords should also ensure that the information given during registration is accurate. Providing false or misleading information may be treated more seriously than an administrative failure to register.

3. Budget for the annual fee

The confirmed fee is £65 per property per year. This is charged per property rather than once per landlord.

For example, a landlord with five properties should budget for five annual registration fees. The cost should be treated as an ongoing compliance expense while the properties remain within scope.

Landlords using agents should establish who will complete the registration and who will maintain the account. Even where an agent manages the property, the landlord may remain legally responsible for the registration obligation.

4. Note the enforcement consequences

Failure to register can have consequences beyond a financial penalty.

Once the relevant regional period has passed, a landlord who lets or advertises an unregistered property may face a civil penalty of up to £7,000 for an initial or minor breach. Serious, continuing or repeated non-compliance may lead to a penalty of up to £40,000, or criminal prosecution.

A landlord may also be prevented from obtaining a possession order in certain circumstances while the property remains unregistered. Exceptions apply to particular anti-social behaviour grounds, but landlords should not assume that non-registration is a minor technical issue.

Before serving a possession notice, landlords should check:

1. Whether the property must be registered.
2. Whether the relevant regional deadline has passed.
3. Whether registration is active and accurate.
4. Whether the possession ground being relied upon has additional requirements.
5. Whether all other compliance obligations have been met.

Our landlord and tenant solicitors can advise landlords on registration, tenancy documentation, possession procedure and disputes.

PRS Database rollout timeline

Landlords should not wait until the final national deadline. The practical deadline for a property depends on the region in which it is located.

Part two: What tenants need to know

The First-tier Tribunal remains the route for now

The government intends to transfer responsibility for determining rent increase challenges to HMRC’s Valuation Office. The stated aim is to create a more streamlined system for deciding whether a proposed rent reflects the open-market rent.

That transfer has not yet taken effect.

For now, a tenant who believes that a proposed rent increase is above market level must continue to apply to the First-tier Tribunal (Property Chamber).

A tenant should act before the proposed increase takes effect. The tenant should also tell the landlord that an application has been made and continue paying the existing rent in accordance with the tenancy terms.

During a valid challenge, the tenant is not required to pay the higher proposed rent until the Tribunal has made its final decision. The Tribunal may determine the market rent and set the date from which any revised rent applies.

The government’s Renters’ Rights Act guidance explains that rent increases will continue to be possible where they reflect market conditions, but tenants will have a route to challenge increases that they believe are unreasonable.

What the future database may mean for tenants

The public-facing information available through the PRS Database is expected to help tenants make more informed decisions. It may help them check whether a landlord or property has been registered and identify information relevant to property standards.

However, tenants should not treat registration as a guarantee that every issue has been resolved. A registered landlord may still face complaints, disrepair allegations or enforcement action.

Tenants should continue to:

• Keep copies of their tenancy agreement and rent notices.
• Record repair requests and the landlord’s responses.
• Keep evidence of rent payments.
• Check whether the property requires a licence.
• Seek advice promptly if they receive a rent increase notice.
• Contact the local authority where there are serious safety or housing-condition concerns.

Registration also does not replace the existing legal remedies for unlawful eviction, harassment, disrepair or deposit-protection failures.

EPC C by 2030: start planning, but check the legal position

The government has stated its intention for private rented properties to reach EPC C by 2030, subject to the final legal framework.

The current legal minimum for most covered domestic private rented properties remains EPC E, unless a valid exemption applies. The current government MEES guidance confirms that landlords cannot generally let or continue to let properties rated F or G without taking the required steps or registering a valid exemption.

The future EPC C regime is expected to include an enhanced exemptions framework reflecting individual property characteristics. This may be relevant where:

• The cost of improvement is disproportionate to the property’s value.
• The building’s construction makes certain works unsuitable.
• Improvements could damage the fabric or structure.
• A proposed measure could significantly reduce the property’s value.
• Required consent cannot reasonably be obtained.

The future regime is not a reason to ignore current EPC duties. Landlords should review EPC expiry dates, obtain suitable surveys and keep evidence of improvement works, quotations and any exemption relied upon.

Frequently asked questions

When must West Midlands landlords register?

The PRS Database rollout begins in the West Midlands on 15 December 2026. Landlords will have three months to register, giving a deadline of 14 March 2027 for that region.

Is the £65 fee charged per landlord?

No. The confirmed fee is £65 per property per year.

What happens if a landlord does not register?

A landlord may face a civil penalty of up to £7,000 for an initial or minor breach. Serious or repeated breaches may attract penalties of up to £40,000 or prosecution. Restrictions may also apply to obtaining a possession order.

Does HMRC’s Valuation Office decide rent challenges now?

No. The future transfer has been announced but is not yet active. Tenants must continue to apply to the First-tier Tribunal.

Must a tenant pay the proposed higher rent during a Tribunal challenge?

Where the challenge is made through the applicable process, the tenant is not required to pay the higher rent until the Tribunal has made its final decision. Tenants should obtain advice about the notice and application deadlines.

Is EPC C already the legal minimum?

No. The current minimum for most covered domestic private rented properties remains EPC E, subject to valid exemptions. EPC C by 2030 is a forthcoming policy direction and landlords should monitor the final legislation.

Conclusion

The PRS Database will make landlord compliance more visible and give local authorities a stronger source of information. For landlords, the immediate priority is to identify affected properties, organise compliance records and diarise the regional deadline. For tenants, the key point is that the First-tier Tribunal remains the route for challenging rent increases until the proposed HMRC Valuation Office system becomes operational.

The rules are being introduced in stages, and mistakes with registration, rent notices or possession procedure can have significant consequences. Specialist advice from Tyndel’s landlord and tenant solicitors can help landlords and tenants understand their position under the changing regime.

This article provides general information about developments announced in September 2026. It is not a substitute for advice on the facts of an individual landlord or tenant matter.