Renters' Rights Act: What landlords need to know about the private rented sector database and ombudsman scheme

The next stage of implementation of the Renters’ Rights Act will see the introduction of a private rented sector database together with a new landlord ombudsman scheme.

In September 2026, the Government published The Private Rented Sector Database Regulations 2026, formally establishing the new ‘Register your rental property’ service. The registration service is scheduled to open on 15 December 2026 and will be introduced across England on a phased regional basis. Landlords will generally have a three-month period in which to register once the scheme becomes operational in their area.

Regional roll-out dates

The database will be introduced region by region across England and landlords should ensure they are aware of the commencement date applicable to their area, as they will generally have three months from that date to complete registration. According to the current implementation timetable:

• West Midlands: Registration opens on 15 December 2026. Landlords in the region must register by 14 March 2027.
• London: Registration opens on 15 July 2027.
• All other English regions: Registration will be introduced on a staggered basis between December 2026 and November 2027. The nationwide roll-out is expected to be completed by 14 November 2027.

Landlords should monitor Government announcements carefully to ensure compliance within the registration window applicable to their area. This is particularly important given the penalties that may arise for failing to register on time.

Who must register for the private rented sector database?

All landlords of assured and regulated tenancies will be required to register both themselves and their properties on the private rented sector database. Failure to register may result in significant penalties and restrictions and a landlord who advertises or lets a property without the required registration may face enforcement action by the local authority, as well as encounter difficulties when seeking possession of the property.

Benefits of the private rented sector database

For landlords

The database is intended to provide a central source of guidance and information, helping landlords understand and comply with their legal obligations. It will also be used to communicate regulatory changes and updates affecting the private rented sector.

For tenants

The database is designed to increase transparency by providing tenants with greater access to information about rented properties and their landlords. This should assist tenants in understanding and enforcing their rights and in identifying when concerns may need to be referred to the local authority or the Private Rented Sector Ombudsman.

For local authorities

Local authorities will gain access to more comprehensive information regarding privately rented properties and their ownership. This is expected to improve enforcement by reducing the time spent identifying landlords and investigating non-compliant properties, allowing greater focus on tackling poor housing conditions and unlawful practices.

Registration requirements

Landlords will be required to create a GOV.UK One Login account and provide a range of information, including:

• Personal or corporate ownership details.
• Property information and specifications.
• Tenancy details.
• Rent information.
• Relevant safety documentation, including:
  • Gas Safety Certificates.
  • Electrical Installation Condition Reports.
  • Energy Performance Certificates.
  • Minimum Energy Efficiency Standard compliance information.

An annual registration fee of £65 per property will apply and must be renewed each year.

Consequences of non-compliance

Failure to register can have serious consequences. In addition to financial penalties, landlords who have not complied with the registration requirements may be prevented from obtaining a possession order, except in limited circumstances where possession is sought on Ground 7A or Ground 14 relating to anti-social behaviour.

Local authorities will have powers to investigate and enforce compliance and where a property is advertised or let without registration, a civil penalty of up to £7,000 may be imposed. For repeated breaches or more serious misconduct, including the provision of false or misleading information, penalties may increase to £40,000 and, in certain cases, criminal prosecution may follow.

What should landlords do now?

Landlords should begin preparing for the new registration regime by ensuring that their property records and compliance documentation are up to date. Early preparation will make registration simpler once the scheme becomes available in their region and help avoid the significant penalties associated with non-compliance.

For many landlords, the private rented sector database will become as important as maintaining gas safety, electrical safety and EPC compliance records. Taking steps now to organise property information and statutory documentation will place landlords in the strongest position to meet their obligations when registration opens in their area.

If you are looking to navigate your obligations as a landlord, read our handy guide to the Renters’ Rights Act. Alternatively, please get in touch with our team of experienced landlord and tenant solicitors.

Our Legal 500 and Chambers-rated litigation & dispute resolution team includes landlord and tenant specialists who help clients both locally in Gloucestershire and nationally.