Summary: The Register your rental property service will launch regionally across England from 15 December 2026. Landlords will have three months from their regional start date to register qualifying let properties and will pay £65 per property each year. Entries will need to be kept up to date, while later rules will prevent unregistered properties from being advertised to let.
Landlords in England will soon need to register themselves and their rented properties through a new national service. The rollout begins in the West Midlands on 15 December 2026 before progressing across the country over the following eight months.
The Renters’ Rights Act 2025 and the government’s implementation roadmap, published in November 2025, refer to a Private Rented Sector Database. The public-facing service is now being called Register your rental property.
Here, we explain who will need to register, when the rules take effect, and what landlords can do now to prepare.
What is the Register your rental property service?
The service will create a national record of private landlords and rented homes in England. The government says it is intended to make the rental market more transparent, help responsible landlords demonstrate that they meet key requirements, and give councils better information for enforcement.
Once the public-facing part of the service is introduced, tenants will also be able to check whether a landlord or prospective landlord is registered. The government has said that the information shown publicly will be designed to balance transparency with landlords’ privacy, with further details to follow.
Who will need to register?
Landlords of assured or regulated tenancies in England will generally need to register themselves and each property they let.
During the initial regional rollout, the requirement will apply to properties that are already let or become occupied during the rollout period. Unoccupied properties will not need to be registered at this first stage.
However, the government intends to introduce a later requirement for landlords to register an unoccupied property before it is advertised to let. Further legislation and guidance are expected before this part of the service takes effect.
Supported exempt accommodation, as defined by the Supported Housing (Regulatory Oversight) Act 2023, will not be included in the registration requirement.
When does landlord registration begin?
Registration will be phased according to the location of the rental property—not the landlord’s home or business address. Each region will have a three-month registration window.
| Property region | Registration opens | Deadline |
|---|---|---|
| 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 the Humber | 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 |
Landlords will be able to register properties early from 15 December 2026. This could be helpful for anyone with a portfolio spread across several regions who would prefer to complete every registration together.
Missing the applicable deadline could result in enforcement action and a civil penalty.
How much will registration cost?
The fee will be £65 per property each year. A separate fee will apply to every registered property, and registration must be renewed annually.
Under HMRC’s general rules, expenses incurred wholly and exclusively for a property business and which are not capital expenditure can normally be deducted when calculating taxable rental profits. On that basis, the annual registration charge would generally be expected to qualify as an allowable expense, although landlords should confirm their own position with a tax adviser.
Tax relief does not mean that the full £65 is refunded. It reduces taxable rental profit, so the benefit depends on the landlord’s circumstances and tax position.
Nor can the fee necessarily be recovered immediately through the rent. Rent increases during a tenancy must follow the statutory process and reflect the market rent. When a property becomes vacant and is re-let, a landlord can review the advertised rent against current local market conditions and their overall letting costs. As the registration timetable progresses, those costs may begin to be reflected in asking rents at different times around the country, but the advertised rent should remain market-led and comply with the applicable rules.
Landlords with more than one property should account for the recurring cost across every qualifying home. For example, five registered properties would cost £325 each year at the announced rate.
What information will landlords need?
The government has published an initial list of the details the service will request. These include:
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the landlord’s identity and contact information;
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the address, ownership type, and type of each property;
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the number of bedrooms, occupants, and households;
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tenancy and rent details;
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information about any HMO, additional or selective licence;
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gas safety records, where applicable;
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an Electrical Installation Condition Report or relevant installation certificate; and
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the property’s Energy Performance Certificate and any applicable Minimum Energy Efficiency Standards exemption.
Organisations and people acting for somebody else, for example, under a power of attorney, may need to supply additional information and evidence.
What will the register mean when advertising a property?
Once the later advertising requirements are brought into force, neither a private landlord nor a letting agent acting for them will be able to advertise an unregistered property for rent. Advertisements will need to include the unique landlord and property identifiers issued through the service.
This requirement will not apply at the start of the initial regional rollout. The government has said it will introduce it later, alongside the public interface, and will publish further guidance before it takes effect.
Why will keeping the entry up to date matter?
Registration will not be a one-off administrative task. Landlords will need to ensure the information held about them and their property remains accurate and up to date. This includes important compliance information, such as gas safety, electrical safety and energy performance documentation where required.
The Renters’ Rights Act provides for a civil penalty of up to £7,000 per breach for initial database non-compliance. Serious or repeated non-compliance, including supplying fraudulent information, could lead to a civil penalty of up to £40,000 or criminal prosecution. The precise response will depend on the circumstances and the council’s enforcement decision.
Keeping entries current should therefore become part of a landlord’s regular compliance checks, particularly whenever a certificate is renewed or information about the property or tenancy changes.
Can a letting agent complete the registration?
An agent or property manager will be able to provide certain information on a landlord’s behalf. However, the landlord must start and finish the registration process and will remain legally responsible for ensuring that the required information is provided.
An agent may also be able to help keep entries up to date where this has been agreed and is included within the landlord’s service level. The government plans to publish more detailed guidance before launch explaining exactly what agents and property managers will be able to do.
What else is changing for rent increase challenges?
The government has also announced that HMRC’s Valuation Office will take responsibility for initial decisions when tenants challenge a proposed rent increase in England. The aim is to provide quicker decisions and reduce pressure on the tribunal system.
That transfer has not happened yet. For now, a tenant who wants to challenge an increase must continue to apply to the First-tier Tribunal. The higher rent will not become payable until the Tribunal has reached its final decision.
Six steps landlords can take now
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Confirm the deadline for every property. Base it on the property’s region, particularly if your portfolio covers more than one area.
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Review your records. Check that the property, tenancy, rent and contact details are complete and up to date.
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Gather certificates. Locate current gas, electrical and energy performance documents and identify anything that needs renewing.
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Check licensing information. Make sure any HMO, additional or selective licence details are readily available.
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Allow for the annual fee. Include £65 per qualifying property in your annual letting budget and seek tax advice if needed.
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Plan for future updates. Decide how you will review the entry whenever tenancy details change or a certificate is renewed.
The rules and supporting guidance may develop before registration begins, so landlords should continue to monitor official updates.
There is no need to manage every preparation on your own. Closer to your registration deadline, Your Move can help you identify relevant information already held within our records. Depending on your landlord service type, we may also be able to support you with keeping the relevant information up to date.
Contact your local Your Move branch to discuss the support available with your landlord service.
FAQs
Is landlord registration compulsory in England?
Yes. It will become a legal requirement for landlords within scope as the service reaches each region. A landlord who does not register by the relevant deadline risks a fine.
Do I need to register an empty rental property?
Not during the initial rollout. The government intends to require registration before an unoccupied property is marketed to let at a later stage, subject to future legislation.
How often will landlords need to renew?
Registration will need to be renewed annually, with a £65 yearly fee for each property.
Is the £65 registration fee tax deductible?
Under HMRC’s general rules, a registration charge incurred wholly and exclusively for a property business would generally be expected to qualify as an allowable expense. This reduces taxable rental profit rather than refunding the whole cost. Landlords should take tax advice based on their circumstances.
Can I advertise a property without registration numbers?
During the initial rollout, unoccupied properties will not yet need to be registered before marketing. At a later stage, landlords and agents will be unable to advertise an unregistered property and adverts will need to show the relevant landlord and property identifiers. The government will issue further guidance before this requirement begins.
Can I register properties in different regions together?
Yes. Registration will be available from 15 December 2026, and landlords may register early as long as every property is registered by its regional deadline.
Where can I find the official information?
See the government’s Register your rental property guidance, September 2026 announcement and November 2025 implementation roadmap. HMRC explains the general rules for deducting property-business expenses in its Property Income Manual
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