The PRS database is the government's new register of private landlords and rented homes in England, now called the "Register your rental property" service on GOV.UK. Landlords of homes let on an assured or regulated tenancy must register themselves and each property, sign in with GOV.UK One Login, and pay £65 per property per year. Registration opens region by region, starting with the West Midlands on 15 December 2026 and ending with the South West, whose window closes on 14 November 2027. This guide covers who must register, what you need, the fee and every regional window, from the GOV.UK guidance for landlords published on 29 October 2026.
Who has to register
You must register if you are a private landlord renting out a home in England that is occupied under an assured or regulated tenancy. That includes companies and other organisations that act as landlords. Supported exempt accommodation is the main exception.
- Joint landlords must each register. One registers the property and invites the others.
- Part-owners entitled to possession register as joint landlords, even if they are not named on the tenancy.
- During the rollout you only need to register homes that are let now, or that become let during the rollout.
This service covers homes in England only.
When to register: the regional windows
Each region has a three-month window. You can register before your region opens, but not after its window closes. Find your region from your property's postcode, or the council it sits in.
| Region | Opens | Closes (before midnight) |
|---|---|---|
| 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 Humberside | 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 |
The window that applies is the one for the property's region, not where you live.
What you need to register
There are two parts: a landlord entry for you, and a property entry for each home.
Your landlord entry. Individuals, sole traders and partners give personal and contact details. Companies, charities, trusts and LLPs give a contact for the organisation, their Companies House or Charity Commission number where they have one, and details of directors or trustees where there is no Companies House number.
Each property entry. The guidance asks for:
- property details, such as the address, number of bedrooms and whether it is let;
- a correspondence address in England or Wales;
- contact details for any managing agent, superior landlord or freeholder;
- the gas safety certificate, if the property has a gas supply;
- the electrical safety certificate;
- the Energy Performance Certificate (EPC);
- tenancy information, including the rent;
- any licence, such as an HMO licence. A licensed HMO is registered once for the whole property, not room by room.
The certificates are the part most landlords will need to chase. Gather the current gas safety record, EICR and EPC for each home before your window opens. Our gas safety record tracker and EICR tracker help you see what is in date.
The fee
The service charges £65 per property per year, and the fee is not subject to VAT. You pay when you register each property, then once a year to keep it on the service. All your properties share one renewal date, a year after your first property registration. Registering yourself as a landlord, and updating your records, carries no charge.
During the rollout the first fee is reduced for the days before 15 November 2027. GOV.UK's own examples: registering on 15 December 2026 costs £5.34, and registering on 25 June 2027 costs £39.60. The guidance also says the fee is tax-deductible, so keep the receipt with your rental expenses. See allowable expenses for landlords.
How to register, step by step
- Sign in to the service with GOV.UK One Login. If you have no digital access, you can apply on paper.
- Create your landlord entry.
- Add each property, upload its certificates and add the tenancy details.
- Pay the fee for each property.
- If anything is missing, you have 28 days to add it. If you do not, the property registration may be deactivated, which can put you in breach of the duty to have an active registration while the home is let.
The short version is on our help page how do I register on the PRS database?
If you use a letting agent
The landlord must start the registration and stays responsible for it. Once the property has a registration number and is occupied, you can ask your letting agent or property manager to add the tenancy and health and safety information. You remain responsible for the property record being complete within 28 days. GOV.UK has separate guidance for letting agents and property managers.
Keeping your entry up to date
You must update any information that changes or expires within 28 days. That includes your own details and the property's, such as who lives there and the safety certificates. In practice, every gas safety renewal, new EICR and new EPC means an update to the register. Updates carry no charge.
What happens if you do not register
The GOV.UK guidance says a council can take enforcement action, including civil penalties for failing to register, for giving false or misleading information, and for continuing or repeated breaches. From 15 December 2026, tenants can apply to the First-tier Tribunal for a rent repayment order in the more serious cases, once the registration window for the property's area has opened. The Guide to the Renters' Rights Act adds that a landlord in breach of the duty to register will not be able to get a possession order, except on certain antisocial behaviour grounds. Advertising or letting a home that is not registered can also lead to a civil penalty.
More on this in what happens if I do not register? and our PRS database glossary entry.
Keeping each certificate current with VoxaMTD
The register asks for the same things you already need to keep: the gas safety record, the EICR and the EPC for each home, kept current. VoxaMTD's paid plans keep each property's certificates with the document, show when each falls due and remind you before one lapses, so you know what to update when it is renewed. VoxaMTD does not register you or file anything on the register: you make each entry yourself. See how VoxaMTD tracks each property's duties.
Sources
Each page below was read on 2 November 2026.
- Register your rental property service: guidance for landlords (GOV.UK, published 29 October 2026)
- Register your rental property service: guidance for letting agents and property managers (GOV.UK)
- Guide to the Renters' Rights Act (GOV.UK, 6 November 2025)
- Implementing the Renters' Rights Act: our roadmap for reforming the private rented sector (GOV.UK, 13 November 2025)
This guide is general information, not legal advice. Dates and the fee are as GOV.UK showed them on 2 November 2026; check the service for your region before you register.