Guide
PRS database: quick answers
Short, direct answers to the questions landlords ask most about England's landlord register, with a link to the full guide for each.
Last checked 11 October 2026 against GOV.UK, the Renters' Rights Act 2025 and the Regulations. The Regulations are still a draft until Parliament approves them, so details could change.
Do I need to register if I use a letting agent?
Yes. The duty is on the landlord, and you have to start the registration yourself. Your agent can't make your entries, but once they exist you can let the agent add some of the property's details and documents. Agree with your agent now who will do what. How registration works
Do I need to register an empty property?
Not yet. GOV.UK says you only need to register properties that are let, or that become let during the rollout. Future rules will require you to register an empty property before you advertise it. Special cases
Do I need to register if I have a lodger?
Usually not. A lodger living in your own home doesn't normally have an assured tenancy, so the register won't normally apply. If you're not sure what kind of tenancy you have, check before your deadline. How registration works
Is the £65 per landlord or per property?
Per property. Your landlord entry is free; the £65 is for each property, every year. Joint owners each make a free landlord entry and share one entry for the property, so they pay one fee between them. The £65 fee
Can I register before my region opens?
Yes. GOV.UK says you can register whenever you want from 15 December 2026, whichever region your property is in. That's useful if you have properties in several regions and want to do them all at once. Deadlines by region
Do I need a GOV.UK One Login?
Yes, to register online. GOV.UK says you'll need one to use the service. It also says offline routes will be available for landlords who need them. Step by step
How long does registering take?
About 10 minutes per property, according to landlords who tested the service, once you have everything to hand. Gathering the details and certificates takes longer, so start with our checklist.
What if a certificate has expired?
Renew it before you register if you can. If the property is let, you can make the entry first and add the certificates within 28 days. An expired gas safety record or electrical report is a problem in its own right, register or not, so book the renewal now. Documents you need
Does registering replace selective or HMO licensing?
No. The register is national and licensing is run by your council. If your council requires a licence, you need both, and the form asks for the licence number. Special cases
Will tenants see my home address?
The government hasn't said exactly what will be public. Councils can see the database to check compliance, and tenants will be able to see some information. The government says it doesn't expect all the data to be public, and will set out what is. After you register
What happens if I miss my deadline?
Your council can fine you up to £7,000, or up to £40,000 for continuing or repeated breaches, and you can't get a court order to regain possession, except on the anti-social behaviour grounds. Penalties