Industry reaction to the government’s mandatory landlord database announcement

Industry experts have warned that the Private Rented Sector (PRS) Database could be “little more than a national directory for councils”, with concerns it could have unintended consequences and drive small landlords out of the market.

The comments come as the government confirms that landlords will be required to register their rental properties through its “Register Your Rental Property” service as the PRS Database is rolled out across England.

Landlords will have to pay an annual £65 registration fee per property under the government’s new national landlord registration service.

Regional roll-out

The government has confirmed the PRS Database will roll out regionally,  starting in the West Midlands in December, before being introduced across other areas over the following 12 months.

The full dates can be seen below:

In a press release, the government said a rolling registration system would help prevent the service from being overwhelmed when it launches.

Landlords will be able to register their properties from 15 December 2026, but must do so before the registration deadline for the area where their property is located.

The government says: “Registration deadlines are based on your property’s location, for example, if you live in London but your rental property is in Birmingham, then you’ll need to meet the deadline for registering in the West Midlands”.

“At the moment you are only required to register your properties if they are currently under let, or become let during the rollout period. Under future legislation, as we roll out the public interface, you will also be required to register any unoccupied properties before you or your agent markets them for let.”

Little more than a national directory for councils

Ben Beadle, chief executive of the National Residential Landlords Association (NRLA), said: “Whilst the timetable provides some much-needed certainty, we remain concerned that the private rented sector database will become little more than a national directory for councils, missing a major opportunity to deliver a system which will help raise standards across the market.

“Rather than just a list of local landlords, the database should be a genuine compliance tool that helps tenants and councils check that homes meet required standards, while enabling responsible landlords to demonstrate that they are meeting their obligations.”

He added: “Instead of simply requiring landlords to upload documents, the database should make intelligent use of existing data to verify compliance and ownership. Done properly, it could give tenants confidence, help councils target enforcement and make landlord compliance easier to verify.

“In rushing to launch a stripped-back minimum viable product, the government risks building the database quickly rather than building it properly.

“There is also a real risk of duplication. In many parts of the country landlords already pay for local licensing schemes which collect much of the same information. The government needs to explain how these systems will work together, compliant landlords should not have to pay twice to provide the same information.”

Benefit tenants and landlords

Meanwhile, the government have also announced that HMRC’s Valuation Office will become responsible for decisions on challenges to rent increases in England, rather than the First-Tier Tribunal.

Mr Beadle welcomed the government’s decision: “We strongly welcome the decision for HM Revenue and Customs’ Valuation Office (VO) to take responsibility for determining challenges to rent increases.

“During the passage of the Renters’ Rights Act, the NRLA repeatedly called for the government to make use of the VO’s expertise on local market rents to help prevent the Tribunal system becoming overwhelmed.

“A quicker, specialist rent determination service should benefit both tenants and landlords while easing pressure on an already stretched Tribunal system.”

Holly Williamson, chief executive of Generation Rent, said: “The cost of renting is like a runaway train with no driver, while too many renters are passengers with no control over our lives. Rather than develop a new system to allow renters to challenge unaffordable rent increases, a much simpler and more effective solution would be to introduce a limit on how much landlords can raise the rent.

“This would save the average renter hundreds of pounds a year without costing the Treasury.”

Drive small landlords out of the market

Scott Goldstein, property disputes Partner, from Payne Hicks Beach said hefty penalties may drive small landlords out of the market.

He said: “The PRS Database will run parallel with existing registration schemes such as selective licensing (where they apply), making it theoretically possible for the landlord to be liable for multiple fines of up to £7,000 each for a single property if he or she fails to register for more than one scheme.

“These hefty penalties may well drive more and more small private landlords out of the market.  This drop in rental stock is likely to result in further upward pressure on rents in the short term, presumably the opposite outcome intended by the government.

“The changes make it all the more important that landlords are properly protected by their managing agents, which makes it disappointing that the proposals to better regulate managing agents are far from being finalised, let alone implemented.”

Unnecessary delays

Timothy Douglas, head of policy and campaigns at Propertymark, said the government’s decision to require landlords to register themselves could create challenges

He said: “Letting agents have a crucial role in supporting landlords through the registration process. They can signpost clients to the service and, in time, will need to ensure registration numbers are included in property listings. Where agreed with the landlord, agents will also be able to upload health and safety information and certificates on their behalf.

“While it is helpful to have the rollout dates in advance, the government’s decision to limit active registration to landlords does not reflect the management arrangements used across the sector. Requiring each landlord to make a separate entry could create unnecessary delays and discourage timely action.

“Letting agents will be central to making the service work in practice. We need clear guidance, as soon as possible, on what agents can and cannot do to support their landlord clients.”

Privacy issues

Allison Thompson, chief lettings officer, LRG commented on privacy issues within the PRS Database.

She said: “We support the principle of a national landlord register. Greater transparency should give tenants confidence that their landlord is legitimate and compliant while allowing responsible landlords to demonstrate the standards they already maintain. It should also make it easier for councils to identify those who are not meeting their obligations.

“But the success of the register will depend heavily on the detail. Landlords will be required to provide a substantial amount of information and documentation and at present we do not have complete guidance on how letting agents will be able to support them.

“For landlords with larger portfolios in particular, a system which relies heavily on manual input could create a considerable administrative burden, in addition to a cost burden. We would like to see the process designed so that agents can play a meaningful role and ultimately for it to integrate more effectively with the systems the industry already uses.

“Privacy is another important consideration. The database will necessarily contain significant personal and property information, so landlords need clarity about exactly what will be visible to tenants and the wider public, what will remain private and how that information will be protected. I do wonder whether all of the information requested, such as a date of birth, is relevant for this purpose.

“The principle is a good one and the regional rollout gives the industry time to prepare. The priority now must be getting the practical detail right so that the register improves standards without creating unnecessary complexity for the landlords who are already doing the right thing.”

Level the playing field

Holly Williamson, chief executive of Generation Rent, welcomed the PRS Database: “Homes are the foundations of our lives, but right now we know very little about the people who we rent them from. Landlords demand all sorts of intrusive information about us before we can secure a tenancy, so the new landlord register offers a chance to level the playing field. It also brings England into line with every other part of the UK where landlords already need to be registered.

“The new database could give renters the information they need to make much better informed decisions about their homes, while also helping councils make sure landlords are abiding by the new law, with the fee for landlords helping to fund council enforcement teams. But it will only be as useful as the information it records. It’s particularly vital the database records actual rents, to help inform rent tribunal decisions, and eviction notices, to help councils enforce the ban on re-letting a home after landlords evict in order to sell or move in themselves.”