Written by Daniel Andrews, Partner & Solicitor, Cramp & Mullaney LLP
Last reviewed: April 2026
One of the most significant structural changes introduced by the Renters’ Rights Act 2025 is the creation of a national Private Rented Sector Landlord Database. For the first time in England, every private landlord will be required to register themselves and their properties on a government-maintained database. Registration is mandatory, not optional, and from the point the database becomes operational, being registered will be a prerequisite for using most Section 8 possession grounds.
What Is the PRS Landlord Database?
The database is a national register of all private landlords and their rented properties in England. It forms part of the Phase 2 reforms under the Act and is expected to launch in the second half of 2026. The concept is not entirely new: Scotland has operated a landlord registration system since 2006 under the Antisocial Behaviour etc. (Scotland) Act 2004, and the English system draws on that experience.
The database will be publicly accessible, meaning that tenants will be able to check whether their landlord is registered and whether their property is listed. Local housing authorities will also be able to use the database as an enforcement tool, comparing it against other data sources such as land registry information and council tax records to identify unregistered landlords.
Who Must Register?
Every private landlord in England who lets residential property under an assured tenancy must register. This applies regardless of the size of a landlord’s portfolio, from those with a single property to those with hundreds. The landlord themselves must register; a letting agent managing the property cannot register on the landlord’s behalf, though agents may have their own associated requirements under the scheme. Each property must also be individually registered.
The Link to Possession Proceedings
Once the database is live, a landlord who is not registered will be unable to rely on most Section 8 grounds for possession. This places the database in the same category as deposit protection as a prerequisite for pursuing possession proceedings. An unregistered landlord who tries to serve a Form 3A notice faces the prospect of their claim being challenged and stayed until registration is achieved. The practical message is straightforward: when registration opens, register immediately.
Providing False Information
The Act introduces a specific remedy for tenants where a landlord has knowingly or recklessly provided false or misleading information on the database. In those circumstances, a tenant can apply to the First-tier Tribunal for a Rent Repayment Order of up to 24 months’ rent. This is a substantial financial exposure and one that underlines the importance of ensuring that all registration information is accurate and kept up to date.
Preparing Now
Although the database is not yet live, landlords in East Sussex and across England can begin preparing. Compile a complete and accurate list of every property you let. Gather your compliance documents for each property, including Gas Safety Certificates, Electrical Installation Condition Reports, and Energy Performance Certificates, as these are likely to be required as part of registration. Monitor GOV.UK for announcements about the launch date and registration process, and budget for the annual per-property registration fee, the amount of which will be confirmed in secondary legislation.
If you are a landlord or tenant in East Sussex and would like advice on how the Renters' Rights Act affects your situation, we would be happy to help. Cramp & Mullaney LLP has offices in Eastbourne at The White House, 97 South Street, Eastbourne, East Sussex, BN21 4LR and in Battle at 42A High Street, Battle, East Sussex, TN33 0EA. You can call our Eastbourne office on 01323 720581 or our Battle office on 01424 533222. We offer a fixed fee 30-minute initial consultation and act for both landlords and tenants across East Sussex and the wider South East.
This article is for general information only and does not constitute legal advice. If you need advice about your specific situation, please contact Cramp & Mullaney LLP on 01323 720581 (Eastbourne) or 01424 533222 (Battle), or email us at info@cmlaw.co.uk. We are authorised and regulated by the Solicitors Regulation Authority (SRA No. 598851).
