Do I need to register as a landlord in England, and how
A landlord of an assured or regulated tenancy in England must register themselves and each let property. The Register your rental property service is not open yet. It starts 15 December 2026 in the West Midlands. The fee is £65 a year per property. Sign-in is GOV.UK One Login.
Housing Hub: registration, dates and fee. Renters' Rights Act 2025, section 63 and section 82. Checked on 23 Oct 2026.
Do I need to register as a landlord in England?
BIRMINGHAM EXAMPLEYou live in London and let one property in Birmingham. The property's West Midlands location sets the deadline: registration opens on 15 December 2026 and is due by 14 March 2027. The window is 3 months. All landlords actively letting must register by 14 November 2027.
The draft sets a 12-month renewal cycle and 28 days to update outdated information. Section 91 sets a £7,000 ceiling for a section 82 breach, but commencement of the database penalty provisions had not been found on 23 Oct 2026.
Housing Hub: regional window; government announcement: final deadline; draft regulations: renewal and updates; section 91: penalty ceiling. Checked on 23 Oct 2026.
| Property | Registration position | Detail |
|---|---|---|
| One let property in Birmingham | £65 a year; deadline 14 March 2027 | Use the West Midlands deadline even though you live in London. The Housing Hub says councils in the region can begin enforcement after its registration deadline. |
| A second let property | Another £65 annual fee | The fee covers one property. Each additional property has its own fee. Check the deadline for the additional property's location. |
| An empty property | Wait for further guidance | Unoccupied properties do not need registration yet. Wait for guidance about registration before marketing. |
Housing Hub: example, fees and empty properties. Checked on 23 Oct 2026.
Section 82 requires active landlord and dwelling entries. No commencement bringing that duty into operation had been found on 23 Oct 2026; the dates above are the government's published rollout timetable.
Which tenancies does the duty cover?
The Act's definition covers a landlord under an assured or regulated tenancy of a dwelling in England that is not social housing. Regulated tenancies are those within the Rent Act 1977. See section 63.
Who does not have to register?
The Housing Hub excludes landlords of supported exempt accommodation as defined by the Supported Housing (Regulatory Oversight) Act 2023. The draft database regulations write that exemption into the Act. They were still draft, not shown as made, on 23 Oct 2026.
Is the service open yet?
No. On 23 Oct 2026, registration was not open. The Housing Hub gives 15 December 2026 as the start. From that date, landlords can register before their own region's window. The opening date is not everyone's deadline.
Checked on 23 Oct 2026.
How do I register?
Use GOV.UK One Login for Register your rental property.
The draft regulations require an active landlord entry before a dwelling entry, and payment before the dwelling entry is made. They provide for submission through the operator's website or its form.
Individual landlords must provide their name, date of birth, residential address, telephone number and email address. The registration checklist covers the property information. Under the draft, outstanding Part 2 information and documents for an already let property must follow within 28 days of its entry.
Section 85 requires access for people unable or unwilling to use a computer; operative commencement had not been found. The Housing Hub confirms offline routes and contact-centre support after launch.
Checked on 23 Oct 2026.
Can my agent register for me?
You must start and finish registration yourself. An agent or property manager can upload certain information, but responsibility for all required information stays with you, according to the Housing Hub.
The draft also permits specified representatives, including someone acting under a power of attorney, to submit entries.
Do I register an empty property?
Not yet. Initial registration covers properties already let or becoming let during rollout. The Housing Hub says to await further guidance for empty properties before marketing.
Section 82 contains restrictions on marketing without active entries. Do not treat those future requirements as an instruction to register an empty home now. For public access, see what is public.
What is the fee?
The Housing Hub sets £65 per property per year, with annual renewal. During rollout, the charge will be adjusted proportionately so early registrants do not pay more.
The draft leaves the amount to the operator. It sets renewal on the last day of each 12-month period from the first entry; without renewal, the entry becomes inactive the following day.
Draft renewal rules. Checked on 23 Oct 2026.
What if I do not register?
The Housing Hub warns of a fine. Section 91 caps council penalties at £7,000 for a section 82 breach and £40,000 for a section 92 offence. Section 92 covers knowingly or recklessly supplying materially false or misleading information.
SI 2026/421, regulation 3(i) excluded database penalties from commencement on 1 May 2026. No later commencement was found. Checked on 23 Oct 2026.
Under section 82, a breach does not itself invalidate the tenancy. Section 90 prevents a possession order while a landlord, including any joint landlord, breaches section 82(3)(a), except on Ground 7A or Ground 14. Its operative commencement had not been found either.
The draft bars entries for an intending landlord subject to a banning order. Read the penalties guide for detail.
Where are the regional deadlines?
For London properties, the published window is 15 July 2027 to 14 October 2027. See the regional deadline table for your property's area. Checked on 23 Oct 2026.
General information, not legal advice. Laws and dates change. Check the official page before you act.
Independent guide. Not a government service and not affiliated with the PRS Database operator.