What Do Landlords Need to Know About the New ‘Register Your Rental Property’ Service?

In September 2026, the Government announced two significant developments affecting private residential landlords of properties in England and Wales alongside publishing draft legislation. The key changes and practical steps residential landlords should take to ensure compliance are set out below. 

Key Announcements

The “Register Your Rental Property Service” 

The private rented sector database, first introduced by the Renters’ Rights Act 2025 (RRA 2025), has been formally renamed the “Register your rental property service”. This national landlord registration service will be rolled out on a region-by-region basis starting with the West Midlands in December 2026 and reaching London on 15 July 2027. The Private Rented Sector Database Regulations 2026 have also been published in draft and will come into force in stages, as described below. 

Residential landlords with existing assured tenancies or those that plan to let properties on that basis will need to register. The scheme does not apply to common law tenancies which fall outside of the Housing Act 1988 and the RRA 2025.

We have set out a summary below of what registration under the “Register Your Rental Property Service” involves.  

Transfer of Rent Increase Jurisdiction 

The jurisdiction of the First-tier Tribunal (FTT) to consider challenges to rent increases under the Housing Act 1988 is to be removed and transferred to the HMRC Valuation Office in England. The FTT will retain jurisdiction until this transfer takes effect, which will require secondary legislation. 

“Register Your Rental Property Service” - What does registration involve? 

Registration comprises two elements: 

• Active landlord entry - containing the landlord’s information as specified in Schedule 2 to the Regulations. The information differs depending on whether the landlord is an individual, company, charity, trust or other organisation. An active landlord entry will provide a landlord registration number.
• Active dwelling entry - containing information and documentation about each property let, as specified in Schedule 3 to the Regulations. This includes details such as the number of bedrooms, whether the property is currently let, a copy of the gas safety record, electrical safety information and EPC. An active dwelling entry will provide a property registration number. 

There is a registration fee of £65 per property per year and registration must be renewed annually. Failure to renew annually and pay the fee means that the landlord and dwelling entry become inactive and will have to be reactivated.

Who can make entries on the database? 

Landlord Entries 

A landlord entry can only be made by the residential landlord (or other personal representative of the landlord as specified in the Regulations). Importantly, a letting agent cannot make a landlord entry on behalf of a landlord. So, this means that landlords are responsible for registering themselves and obtaining a landlord registration number. 

Dwelling Entries 

Dwelling entries may be made and updated by a letting agent or property manager on behalf of the landlord. The information or documentation must be uploaded when the tenancy begins or within 28 days of the date that the tenancy begins. However, the landlord will remain responsible for providing the information and ensuring it is accurate. 

What happens if any information or documents held on the database become out of date? 

If any information or documents held on the database become out of date, they must be updated within 28 days of falling out of date. The landlord remains responsible for ensuring all required information is provided, even where registration duties have been delegated. Landlords who use agents should review their terms and conditions to ensure that the scope of the agent’s duties covers relevant registration obligations. 

What is the timetable for regional rollout? 

The Regulations will come into force in stages across England. The commencement dates and corresponding registration deadlines are as follows (with full details of the areas included within the regions in Schedule 1: 

There is a three-month window from the commencement date in each region within which landlords must register. Failure to do so within that period could risk enforcement action by the local authority. 

What are the consequences of non-registration or entries becoming inactive? 

Failure to hold active landlord and dwelling entries carries serious consequences, once the relevant provisions of the RRA 2025 below are brought into force: 

• Marketing and letting restriction: An unregistered landlord is prohibited from marketing, advertising, or letting a dwelling. Landlords must include their registration number and a property registration number in all property advertisements. 
• Restriction on possession proceedings: An unregistered landlord is also prevented from obtaining a possession order, unless the ground for possession is Ground 7A or Ground 14 (which relate to serious criminal offences, anti-social behaviour and nuisance).

Does the database replace selective or other licensing? 

No changes are made by the legislation to the landlord’s obligations to hold a selective licence with the local authority if the property is in an area governed by selective licensing. Neither does it alter any of the licensing requirements around HMOs. The database is separate from local authority licensing requirements.

What practical steps can landlords take to prepare? 

• Identify the commencement date for the relevant region where the property or properties are located and diarise the 3 month registration deadline. 
• Conduct a portfolio review to determine which tenancies and properties require registration. 
• Gather the information and documentation specified in the Regulations in advance of the registration window. 
• Review agency agreements with letting agents and property managers to reflect registration duties and updating entries are properly delegated, where appropriate. 
• Consider the cost of £65 per property per year. 
• Ensure that all property advertisements include the landlord’s registration number and property registration number once registration is complete.

This is a summary of the draft legislation may be subject to change before it comes into force. This Insight is not a substitute for legal advice on your individual circumstances. 

We will continue to track implementation of the Act on our Essential Residential Hub and timeline; Evolution of the Private Rented Sector. If you have any queries, please contact Lauren Fraser, Laura Bushaway or your usual Charles Russell Speechlys LLP contact.