The Renters’ Rights Act 2025: new requirements for landlords

The Renters’ Rights Act 2025 has introduced new requirements upon landlords for their lettings. An important part of that includes the new requirements for landlords to enter their details on a central government database. 

The Renters’ Rights Act 2025 obtained Royal Assent on 27 October 2025 and is being introduced in phases:

• Phase 1 (1 May 2026): abolished Section 21 "no-fault" evictions, replaced fixed-term tenancies with periodic tenancies, limited rent increases to once a year, banned rental bidding wars, and introduced pet rights. This was a significant change. There will no longer be assured periodic tenancies (ASTs). Any existing ASTs in place as at Friday 1 May 2026 will automatically have been converted to an assured periodic tenancy (APT). For example, you can no longer have a 12-month AST and you will no longer be able to remove a tenant just because you want to get different tenants in and increase the rent. Unless you have a ground to remove them (there are new grounds introduced) you may only be able to remove a tenant if you are planning to sell or move into the flat.
• Phase 2 (Late 2026 onwards): rolls out a private rented sector landlord database and a new Landlord Ombudsman.
• Phase 3 (Expected 2035–2037): applies the Decent Homes Standard and Awaab's Law to the private rented sector

Phase 2 will be starting imminently, and clients need to be proactive to ensure that they comply. The UK government published ‘The Private Rented Sector Database Regulations 2026’ in September 2026, officially setting up the new ‘Register your rental property’ service.  

The registration service opens on Tuesday 15 December 2026, starting a staggered regional rollout across England.  

It begins with the West Midlands on Tuesday 15 December 2026 (landlords have until Sunday 14 March 2027 to register), reaching London on Thursday 15 July 2027, and concluding with all areas finalized by Sunday 14 November 2027.  

All landlords of assured and regulated tenancies will be legally required to register themselves and their properties on the database and could be subject to penalties if they market or let out a property without registering it and providing the required information.

Benefits for landlords, tenants and councils

The database will provide a ‘one stop shop’ for landlords allowing them to access relevant guidance. This will help landlords understand their obligations and demonstrate compliance. The database will also be used for communicating changes to requirements – ensuring landlords have access to simple up-to-date information about their responsibilities.  

For tenants, the database will increase transparency and the information available before they decide to rent a property and throughout their let. This will allow them to take effective action to enforce their rights and be aware when they can escalate issues with their property to their local council or the Private Rented Sector Ombudsman. 

The database will provide local councils with more data about private rented sector properties. One of the biggest and most time-consuming barriers faced by local councils is identifying poor quality and non-compliant private rented sector properties and who owns them. The database will provide a trusted and consistent intelligence source which will remove unnecessary, frustrating administration, meaning council staff will be able to focus on enforcement against criminal landlords. 

How it works

Landlords will have a 3-month period to sign up once their region is called forward. There is an annual fee of £65 per property, which must be renewed yearly to cover database maintenance and council enforcement against rogue operators. Landlords must submit personal or organizational details, property specs, tenancy information, rent details, and safety certificates (gas, electrical, EPC, MEES) via a GOV.UK One Login. 

Failure to register carries severe risks, rent repayment orders, and restrictions on recovering property possession. Advertisements must also include the property's registration number once active. In addition Landlords in breach of the duty to register on the database will not be able to get a possession order except if the ground under which possession is sought is ground 7A or ground 14 (tenant anti-social behaviour).

Local councils will be able to take enforcement action against private landlords that fail to join the Database.  

If a landlord lets or advertises a property without it first being registered on the database, they can be issued with a civil penalty of up to £7,000 by the local council. If a landlord repeatedly breaches the requirement, or if they commit a serious offence such as providing fraudulent information to the database, they may be issued with a civil penalty of up to £40,000 or could face criminal prosecution.

Talk to an expert

For more information on any of this, please get in touch with Gavin Walmsley.