Register Your Rental Property: What Every Landlord Needs to Know About the New £65 Government Service

Published: 14 September 2026

England’s new national landlord and rental-property register is no longer a proposal.

The Government has confirmed that its “Register your rental property” service will begin operating on 15 December 2026. It will be introduced region by region, starting in the West Midlands before reaching the East of England—including Luton and Bedfordshire—in January 2027.

Landlords will be required to register themselves and every qualifying rental property they own. Registration will cost £65 per property each year.

This is not an optional accreditation scheme. It is a new legal requirement introduced as part of the second phase of the Renters’ Rights Act reforms.

What is the “Register your rental property” service?

The service is the public-facing name for the new Private Rented Sector Database, often referred to as the PRS Database or national landlord register.

It will create a central record of:

• Private landlords operating in England;

• The rental properties they own;

• The tenancies operating at those properties;

• The number of occupants and households;

• Property licensing requirements;

• Rent and tenancy information;

• Gas, electrical and energy-performance compliance.

The database will give councils a much clearer picture of the private rented sector in their areas. It will help housing officers identify landlords and properties that may not be complying with legal requirements.

A public-facing version will later allow prospective and existing tenants to check whether a landlord and property appear to meet important legal obligations. The Government says that the information made public will be balanced against landlords’ privacy and data-protection rights.

The Government’s official registration guidance confirms the timetable, information requirements and annual fee.

Who must register?

Landlords of properties occupied under an assured or regulated tenancy in England will generally need to register.

This includes:

• Individual landlords;

• Joint landlords;

• Limited companies;

• Partnerships and other organisations;

• Trusts and trustees;

• Overseas landlords with rental properties in England;

• Personal representatives administering a deceased landlord’s estate;

• Attorneys acting under a power of attorney;

• Receivers, administrators and certain mortgagees;

• Landlords who use a letting agent or property manager.

Using a letting agent does not transfer the landlord’s ultimate legal responsibility.

The landlord must start and complete the registration process. An authorised agent or property manager may be allowed to upload certain information and documents, but the landlord remains responsible for ensuring that the registration is complete, accurate and renewed when required.

Are any properties exempt?

The Government has confirmed that landlords providing supported exempt accommodation, as defined under section 12 of the Supported Housing (Regulatory Oversight) Act 2023, will not need to register through this service.

Other properties may fall outside the registration requirement because of the legal nature of the tenancy or occupation. However, landlords should not assume that a property is exempt simply because it is:

• Rented to a family member;

• Owned through a company;

• Managed by a letting agent;

• Occupied by students;

• An HMO;

• Subject to HMO, additional or selective licensing;

• Rented to a council or accommodation provider.

The tenancy, ownership and management arrangements must be checked properly.

When must Luton and Bedfordshire landlords register?

Luton and Bedfordshire are within the East of England registration area.

The legal registration period for properties in the East of England will begin on:

15 January 2027

The deadline will be:

14 April 2027

Landlords will therefore have a three-month window in which to complete registration.

The deadline is determined by the location of the rental property—not where the landlord lives or where the managing agent’s office is based.

For example, a landlord living in London with a rental property in Luton must comply with the East of England deadline.

National registration timetable

Region	Registration begins	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 early once the service opens on 15 December 2026.

A landlord with properties in several regions may therefore register the entire portfolio together rather than waiting for each regional window. However, every property must be registered before the deadline applying to its location.

How much will registration cost?

The Government registration fee will be:

£65 for each property, every year

Indicative annual Government fees would be:

Number of properties	Annual fee
1	£65
2	£130
5	£325
10	£650
20	£1,300
50	£3,250

During the regional rollout, the initial fee will be adjusted on a pro-rata basis so that landlords registering earlier are not unfairly charged more.

The £65 is the Government’s registration fee. It does not include professional assistance, replacement certificates, inspections, remedial work, licensing applications or property-management charges.

Which properties must initially be registered?

During the first stage, landlords must register properties that:

• Are already occupied under a qualifying tenancy; or

• Become occupied under a qualifying tenancy during the rollout period.

An empty property being advertised for rent does not initially have to be registered merely because it is on the market.

However, the Government has confirmed that this will change.

Under a later stage, landlords will be required to register an unoccupied property before it is advertised for rent. The unique landlord and property registration numbers will then need to appear in written advertisements.

This means registration will eventually become part of the permanent pre-letting process. An unregistered property may be prevented from being lawfully marketed or let.

What personal information will an individual landlord need?

An individual landlord should prepare:

• Full legal name;

• Date of birth;

• Residential address;

• Telephone number;

• Email address.

A landlord will need a GOV.UK One Login to access the service.

Where someone is acting under a formal authority, the database may also require that person’s details and certified evidence of their authority. This could include:

• A power of attorney;

• Grant of probate;

• Letters of administration;

• Court order;

• Deed or instrument of appointment;

• Mortgage deed;

• Bankruptcy or insolvency documentation.

What will company and organisational landlords need?

An organisational landlord may need to provide:

• Full legal name;

• Any trading name by which it is known;

• Type of legal entity;

• Registered or principal address;

• Telephone number;

• Email address;

• Companies House registration number;

• Charity registration number, where relevant;

• Details of the person completing the registration;

• Details of the organisation’s nominated contact.

Where no Companies House number is supplied, details may be required for directors, partners, trustees, members or members of the governing body.

Trusts may also need to identify the lead trustee.

The registered landlord must match the legal person or organisation that actually owns and lets the property. A trading name should not be used as a substitute for the correct legal entity.

What information will be required for each property?

Landlords should expect to provide the following information.

Property information

• Full property address;

• Ownership type, such as freehold, leasehold or commonhold;

• Property type;

• Number of bedrooms;

• Whether the property is currently occupied;

• Name of the residential landlord;

• A correspondence address in England or Wales;

• The landlord’s relevant email address;

• Details of the freeholder or any superior landlord;

• Details of the property manager.

Tenancy and occupation information

• Number of occupants;

• Number of separate households;

• Whether the property is furnished, partly furnished or unfurnished;

• Whether the property is an HMO;

• Whether mandatory HMO, additional or selective licensing applies;

• Relevant licence numbers, where available.

Rent information

• Amount of rent charged;

• Frequency of payment;

• Whether utilities are included;

• Which utilities are included in the rent.

The details must reflect the actual tenancy and occupation of the property. Old tenancy agreements, unrecorded tenant changes and inaccurate HMO room schedules could create serious discrepancies.

Which compliance documents will be needed?

Gas safety record

Where the property has a gas supply, the landlord may need to provide:

• A copy of the current gas safety record;

• The date the record was issued.

The certificate must relate to the correct property and should have been produced by a properly registered Gas Safe engineer.

Electrical safety documentation

The landlord may need to upload:

• A current Electrical Installation Condition Report, commonly called an EICR; or

• An appropriate Electrical Installation Certificate;

• The expiry date of the report or certificate.

Any required remedial work must also have been completed within the applicable legal timescale.

Energy Performance Certificate

The landlord may need to provide:

• The current Energy Performance Certificate;

• Confirmation of whether the EPC was required to be given to the tenant;

• Information about when the tenancy started if the latest EPC has expired;

• Details of any registered Minimum Energy Efficiency Standards exemption where the rating falls below the required minimum.

Uploading a document does not automatically make a property compliant. The certificate must be valid, accurate and relevant to the present property and tenancy.

What about HMOs and local property licensing?

National database registration will not replace local property licensing.

A landlord may need both:

1. Registration through the national “Register your rental property” service; and

2. A valid mandatory HMO, additional or selective licence from the local council.

For Luton landlords, this distinction is crucial.

The national registration process will ask whether the property requires:

• Mandatory HMO licensing;

• Additional licensing;

• Selective licensing.

It may also require the applicable licence number.

An expired licence, missing application or inaccurate declaration that the property does not require licensing could attract council attention.

Landlords should verify:

• The number of occupants;

• The number of separate households;

• Whether facilities are shared;

• Whether the property falls within a licensing area;

• Whether planning permission is required;

• Whether licence conditions or required works remain outstanding.

Registering on the national database will not legalise an unlicensed HMO, resolve overcrowding or cure a planning breach.

Can MyEstate register the property for the landlord?

Not entirely.

The Government has made clear that the landlord must start and complete the registration process. An agent cannot simply assume the landlord’s identity or take unrestricted control of the landlord’s GOV.UK account.

However, a landlord may authorise MyEstate to provide and upload certain property information and documents.

Subject to the final Government guidance, MyEstate’s Register Your Rental Property Support Service can help with:

• Identifying the correct landlord or owning entity;

• Checking the relevant registration deadline;

• Preparing the property information;

• Reviewing tenancy and occupancy records;

• Checking HMO, additional and selective licensing status;

• Organising gas, electrical and EPC documentation;

• Identifying missing or expired certificates;

• Preparing documents in an upload-ready format;

• Assisting with permitted uploads;

• Recording registration and renewal dates;

• Monitoring future certificate expiries;

• Maintaining an organised compliance file.

The landlord will still need to use their GOV.UK One Login, confirm the declaration and complete any stages reserved for them.

MyEstate will not certify that a property is compliant where evidence is missing, contradictory or expired.

Everything landlords need in one secure portal

Landlords using MyEstate’s management service can access their property and tenancy records through the MyEstate landlord portal.

This gives landlords immediate access to the relevant information and documents held for their properties, without repeatedly contacting the office or exchanging paperwork by email.

Depending on the property and tenancy, the portal may include:

• Tenancy agreements;

• Rent statements and payment records;

• Deposit information;

• Inventories and inspection reports;

• Gas safety records;

• Electrical safety reports;

• Energy Performance Certificates;

• Licensing and compliance documents;

• Maintenance records;

• Relevant tenant and tenancy information.

This centralised record will make preparing for the Government’s Register your rental property service considerably easier. Landlords can review their documents, identify missing information and keep important compliance evidence together before registration becomes compulsory.

Appropriate access controls and data-protection requirements will continue to apply. Personal tenant information will only be made available where it is relevant, necessary and lawful.

This forms part of the MyEstate promise of clear and transparent property management. We aim to give landlords proper visibility over how their properties are being managed while ensuring tenants receive clear information about their tenancy, responsibilities, payments and legal protections.

Less chasing. Less paperwork. Greater transparency for landlords and tenants.

What happens if a landlord does not register?

Failure to register should not be treated as a minor administrative mistake.

Depending on the nature of the breach and whether it is repeated or continued after enforcement action, the consequences may include:

• A civil financial penalty;

• A penalty of up to £7,000 for an initial breach;

• A penalty of up to £40,000 for serious, repeated or continuing breaches;

• Criminal prosecution in appropriate cases;

• A rent repayment order;

• Restrictions affecting the landlord’s ability to obtain possession;

• Restrictions on marketing or letting an unregistered property;

• Wider council investigation into licensing and housing conditions.

The Renters’ Rights Act also extends rent repayment orders to certain database offences, including continued failure to register following a financial penalty and providing false information when purporting to comply.

Further information is available in the Government’s guide to the Renters’ Rights Act.

The greatest risk is not simply forgetting to pay the £65 fee. It is submitting inaccurate information, failing to maintain the registration or exposing wider problems involving licences, safety documents, ownership or occupancy.

Will tenants see landlords’ private information?

A public-facing part of the service will be introduced later, but the Government has not yet published the complete list of information that tenants and members of the public will be able to view.

It has said that the system will balance:

• Tenants’ ability to make informed decisions;

• The need to demonstrate landlord compliance;

• Landlords’ privacy and data-protection rights.

Landlords should not assume that sensitive information such as dates of birth, personal telephone numbers and residential addresses will automatically be publicly displayed.

They should nevertheless ensure that their contact details and correspondence arrangements are accurate and properly organised.

What should landlords do now?

Luton and Bedfordshire landlords should not wait until January 2027 before looking for their documents.

A proper preparation file should include:

• Correct landlord name and legal entity;

• Companies House information, where applicable;

• Ownership and title information;

• Freeholder and superior-landlord details;

• Managing-agent details;

• Current tenancy agreement;

• Current rent and payment frequency;

• Number of occupants and households;

• Gas safety certificate;

• EICR or appropriate electrical certificate;

• EPC;

• MEES exemption evidence where relevant;

• HMO, additional or selective licence;

• Evidence of any pending licence application;

• Accurate occupancy and room schedules for HMOs;

• Renewal and expiry dates for every certificate and licence.

Landlords should also check that information held by their accountant, insurer, mortgage lender, local council, Companies House and letting agent is consistent.

Contradictory records create unnecessary compliance and enforcement risks.

MyEstate’s recommended preparation timetable

September to November 2026

• Audit every managed rental property;

• Confirm the correct legal landlord;

• Review certificates and expiry dates;

• Identify licensing or occupancy discrepancies;

• Correct tenancy and rent records;

• Arrange missing inspections or remedial work.

From 15 December 2026

• Create or confirm the landlord’s GOV.UK One Login;

• Review the live Government registration process;

• Register early where properties are owned in several regions;

• Avoid unofficial websites pretending to be the Government portal.

From 15 January 2027

• East of England registration formally begins;

• Start or complete registrations for Luton and Bedfordshire properties;

• Retain evidence of submission and payment.

No later than 14 April 2027

• Complete registration for every qualifying occupied property in the East of England;

• Check that every property record is accurate;

• Record the annual renewal date;

• Preserve the registration number and payment receipt.

Beware of scams

Landlords should expect criminals and misleading commercial websites to exploit the launch of the new register.

Do not:

• Pay an unknown company claiming that registration is already compulsory;

• Share GOV.UK One Login credentials;

• Give an agent unrestricted access to a personal government account;

• Upload identity documents to an unverified website;

• Assume a website is official because it uses government-style colours or language.

Use the official GOV.UK route and independently verify any payment request.

The bottom line

The “Register your rental property” service will become a permanent part of operating as a private landlord in England.

For properties in Luton and Bedfordshire:

• The service opens nationally on 15 December 2026;

• East of England registration begins on 15 January 2027;

• The East of England deadline is 14 April 2027;

• The Government fee is £65 per property each year;

• The landlord must start and complete the registration;

• An authorised agent may assist with permitted information and uploads;

• National registration will not replace HMO, additional or selective licensing;

• Failure to register or providing false information can result in substantial enforcement action.

The sensible course is to prepare now. Waiting until the deadline will not fix an expired certificate, incorrect landlord identity, missing licence or unexplained occupancy discrepancy.

Need help preparing your rental properties?

MyEstate Luton Limited can review your rental-property records, organise your compliance documents and prepare each property for the new registration requirements.

Our support can include:

• Property and tenancy information reviews;

• Gas, electrical and EPC document checks;

• HMO and local licensing checks;

• Occupancy and rent-record verification;

• Upload-ready compliance files;

• Registration assistance where Government rules allow agent involvement;

• Annual registration and certificate monitoring;

• Secure landlord-portal access to relevant property records.

For further information, contact:

MyEstate Luton Limited
Telephone: 01582 380330
Website: www.my-estate.co.uk

This article provides general information as at 14 September 2026. Government guidance and secondary legislation may change during the rollout. This article is not a substitute for legal advice concerning a particular property, landlord or tenancy.