The register you didn't know was coming: the PRS database explained

We're rounding off our compliance series — at least for now — with one that's a little different. The Renters' Rights Act, Awaab's Law, EICRs, gas safety certificates: all of those are things you either already have an obligation to deal with or will have very soon. The PRS database is slightly further off, but it's coming, and the landlords who'll find it painless are the ones who've read posts like this one.

What is the PRS database?

The Private Rented Sector database is a new mandatory national register, established by the Renters' Rights Act 2025. When it's up and running, every private landlord in England will be required to register themselves and each of their rental properties before they can legally let them. Think of it as an official record of who owns what, and whether the properties they're renting out meet the required standards.

It's a significant change. For the first time, there will be a single, searchable register of private landlords — accessible to tenants, prospective tenants, and crucially, local councils.

When is it happening?

The database is expected to go live in late 2026, with registration rolling out regionally and progressively through 2027 and into 2028. So it's not imminent in the way the Renters' Rights Act Information Sheet deadline was, but it's not distant either. The phased rollout means different areas will come online at different times — details on exactly how that will work regionally are still being confirmed.

What will landlords need to register?

This is the part worth paying attention to now, because the information required maps directly onto the compliance documents you should already hold. For each property, landlords will need to provide:

• Their contact details, including a UK address for service of notices

• Property details — address, type, number of bedrooms, number of households and residents

• Safety and compliance information, including a valid Gas Safety Certificate, EICR, and EPC

  
  

That last point is the key one. The database isn't just a list of names and addresses. It's a compliance record. Landlords without up-to-date certificates won't be able to register accurately — and an unregistered landlord faces civil penalties of up to £5,000, loss of key possession grounds, and the inability to serve a valid possession notice.

What councils will be able to see

Local housing authorities will have enhanced access to the database, including the ability to view compliance certificate details, tenancy history, and registration records. It's specifically designed to help councils identify landlords with poor compliance histories, unlicensed HMOs, and properties with outstanding improvement notices. In short: it gives councils a much clearer picture of what's happening in their local private rented sector, and the tools to act on it.

Why this is actually a good reason to sort your compliance now

Here's our honest take. If your gas certificate, EICR, and EPC are all current and you keep them organised, registering for the PRS database when the time comes will take about twenty minutes. If they're not, you'll be scrambling to get three different things sorted at the same time, against a deadline, while also trying to understand a new registration process.

The compliance series we've been running — Renters' Rights Act, Awaab's Law, EICR, gas safety, and now this — has a common thread: landlords who stay on top of the basics rarely get caught out by new legislation. The new legislation tends to formalise what good practice already looks like.

If you need to get your gas certificate or EICR sorted, or you're not sure what's current and what isn't, we can help. Give us a call on 020 7993 8277 or drop us a line at info@lapps.co.uk — we'll take stock of where you are and make sure you're in good shape well ahead of registration opening.

Legal disclaimer: The information in this post is provided for general guidance purposes only and does not constitute legal advice. The PRS database has not yet launched and the details of the rollout, registration requirements, and penalties may change as further regulations are published. We recommend seeking advice from a qualified professional if you have specific concerns about your legal obligations. LAP Property Services accepts no liability for any decisions made in reliance on this content.

LAP Property Services provide property maintenance, electrical, gas, and compliance services to landlords and letting agents across London. Visit www.lapps.co.uk to find out more.