Landlords finally have some of the answers they’ve been waiting for.

After months of knowing that a national Private Rented Sector Database was coming, the Government announced the detailed rollout on 9 September 2026.

The new service, called Register your rental property, is planned to launch on 15 December 2026, beginning in the West Midlands before moving around England region by region.

For landlords closer to home, there’s one date worth putting in the diary now:

15 January 2027.

That’s when the requirements are due to begin in the East of England, which includes both Norfolk and Suffolk.

Landlords in the region will then have until 14 April 2027 to register properties within scope.

And we now know the cost too:

£65 per property, per year.

So what exactly are landlords registering, what information will they need and what happens if they don’t do it?

Here’s what we know so far.

What is the new landlord register?

Its formal name is the Private Rented Sector Database, introduced through the Renters’ Rights Act 2025.

The Government-facing service landlords will use is called Register your rental property.

The idea is to create a national database bringing together information about private landlords, their rental properties and key compliance information.

Landlords within scope will need to register themselves and their relevant properties.

It isn’t the same as an HMO or selective licence and doesn’t replace existing licensing requirements.

Think of it as a national record of the private rented sector rather than a property inspection.

For local councils, one of its main purposes is to make it easier to understand which properties are being privately rented and identify landlords who aren’t meeting their legal responsibilities. The Government also intends the database ultimately to help tenants make more informed decisions.

When does the landlord database start?

The national rollout is planned to begin on 15 December 2026.

But that doesn’t mean every landlord in England has the same December deadline.

The Government is introducing the registration requirement region by region over approximately 12 months. Once a region is brought into the system, landlords there will have three months to register.

The deadline follows the property, rather than the landlord’s home address.

So somebody living in London with a rental property in Thetford follows the East of England timetable.

Equally, a landlord based in Bury St Edmunds who owns investment properties in several regions may have different registration dates for different properties.

Landlords will also be able to register properties early once the service opens nationally on 15 December 2026.

When must landlords in Norfolk and Suffolk register?

For landlords across Norfolk and Suffolk, the key registration period is currently:

Opens: 15 January 2027
Deadline: 14 April 2027

That includes rental properties in our core market around Thetford and the Brecks, as well as properties elsewhere across both counties.

There is therefore no requirement for an East Anglian landlord to panic and try to register today.

But there is every reason to start getting the information together now.

How much will landlord registration cost?

The announced fee is £65 per property each year.

That’s important.

It’s not £65 per landlord regardless of portfolio size and it isn’t currently intended as a one-off registration charge.

If you own one relevant rental property, that’s £65 annually.

Four properties means £260.

Ten means £650.

Each property will require its own registration and annual fee.

For many landlords, however, the £65 won’t be the most important financial consideration.

The bigger issue may be discovering that some of the compliance information needed for registration isn’t up to date.

What information will landlords need to provide?

The database is intended to bring together information about the landlord, property, tenancy and key compliance requirements.

Depending on the ownership structure and property, landlords should expect to need information including:

• landlord or company details
• property address and type
• ownership and tenure information
• number of bedrooms
• details of superior landlords or property managers where relevant
• whether the property is occupied
• information about occupants and households
• rent and payment arrangements
• HMO, additional or selective licensing information where applicable
• gas-safety information
• electrical-safety information
• Energy Performance Certificate information

The precise information required will depend on the property and landlord circumstances.

This is why we’d concentrate less on the £65 and more on your paperwork.

What should landlords check before January?

If you own a rental property locally, we’d use the next few months to get organised.

Find your Gas Safety Record, where one is required.

Find the property’s Electrical Installation Condition Report and check when the next inspection is due.

Check the EPC and its expiry date.

If the property requires an HMO, additional or selective licence, make sure you have the details readily available.

Then check that your ownership, tenancy and property information is easy to access.

The register shouldn’t create those underlying compliance responsibilities. In many cases, it will simply make them considerably more visible.

Finding a missing document in September is much easier than discovering it a few days before your registration deadline.

Does the landlord database replace HMO or selective licensing?

No.

This is an important distinction.

The national database and local property licensing are separate requirements.

If your rental property requires an HMO licence or falls within an additional or selective licensing scheme, registration on the new database doesn’t replace that licence.

The database is expected to record relevant licensing information, including details of applicable licences.

So think registration as well as licensing, not registration instead of licensing.

What happens if a landlord doesn’t register?

This is where the new system has teeth.

The Renters’ Rights framework provides for civil penalties of up to £7,000 for breaches of the database requirements.

More serious or repeated breaches, including certain cases involving false or misleading information, can lead to a civil penalty of up to £40,000 or criminal prosecution.

Those are maximum penalties rather than automatic fines for every mistake.

But financial penalties aren’t the only reason landlords need to take registration seriously.

Can an unregistered landlord regain possession of a property?

Failure to comply with the database requirements can also restrict a landlord’s ability to obtain possession.

The Renters’ Rights Act prevents the court from making a possession order in certain circumstances where the landlord or property isn’t properly registered.

There are exceptions relating to particular serious anti-social behaviour grounds, but landlords shouldn’t assume that being unregistered is simply an administrative problem that can be ignored until later.

Imagine needing to regain possession of an investment property and discovering that your own registration position has created an additional legal obstacle.

For most landlords, that alone is a good reason not to leave registration until the deadline.

Can a letting agent register a property for the landlord?

This needs particular care because some landlords may naturally assume their managing agent will simply deal with everything.

Current guidance on the new regulations indicates that, in the ordinary case, the landlord will need to complete the registration rather than simply handing the whole process to an agent.

Agents and property managers may be able to help by providing information on the landlord’s behalf, and further guidance about exactly how that will work is expected before registration opens.

If you use a managing agent, ask what information they hold and what assistance they expect to provide.

But don’t assume that having an agent means the registration responsibility disappears.

Do empty rental properties have to be registered before they’re advertised?

This is another area where landlords need to distinguish between what applies during the initial rollout and what is planned for later.

The Government’s 9 September announcement says the initial requirements apply to properties that are already let or become occupied during the rollout.

Under future legislation, the Government intends to require unoccupied properties to be registered before they’re marketed for letting. Registration numbers will also eventually need to appear on adverts.

Those later requirements shouldn’t be confused with the initial rollout.

That’s particularly important when reading headlines, social media posts or marketing from businesses trying to sell compliance services.

Will tenants be able to see the landlord database?

The Government intends the database eventually to provide information that helps tenants make informed decisions about properties and landlords.

However, the exact information that will become publicly visible is still to be determined through regulations.

So it’s too early to say precisely what a prospective tenant will eventually be able to look up.

For the initial rollout, the more immediate focus is landlord registration and giving local authorities better access to information about privately rented homes.

What should landlords in our area do now?

There is no benefit in turning this into a last-minute compliance exercise.

For landlords with properties in the East of England, the sensible approach is straightforward.

Put 15 January and 14 April 2027 in your diary.

Then spend some time between now and January checking the information you’re likely to need.

If your certificates and property records are already organised, registration should be considerably easier.

If something is missing or approaching expiry, you have time to deal with it without joining a rush immediately before the deadline.

For landlords with properties outside the region, check the national timetable because a different registration window may apply.

A note from Location Location East

We regularly write about changes affecting landlords because rental-market regulation can influence property ownership, investment decisions and eventually whether somebody chooses to retain or sell a property.

But it’s important that we’re clear about our role.

Location Location East does not currently offer lettings or property-management services.

So we won’t be registering properties on behalf of landlords, holding their compliance documentation as a managing agent or offering a paid registration service.

Our role here is to help property owners across our market understand a significant change that’s coming and point them towards the official guidance.

For landlords around Thetford and the Brecks, the key message today is simple:

15 January 2027 is your current registration start date.
14 April 2027 is your current deadline.
The announced annual fee is £65 per property.

You’ve got time.

Use it.

Frequently Asked Questions

When does the new landlord register start?

The Government plans to launch the Register your rental property service on 15 December 2026, beginning with the West Midlands before rolling it out region by region across England.

When must landlords in Norfolk register?

Norfolk is in the East of England. The current timetable has registration beginning on 15 January 2027, with landlords given until 14 April 2027 to register relevant properties.

When must Suffolk landlords join the landlord database?

The same East of England timetable applies to Suffolk: 15 January 2027 to 14 April 2027. The relevant region is determined by the location of the rental property rather than where the landlord lives.

How much does the landlord register cost?

The announced registration fee is £65 per property per year. A landlord with several relevant properties will therefore pay separately for each property and renew annually.

Can I register my property before my region’s start date?

Current guidance indicates landlords will be able to register properties from 15 December 2026, even where their own region’s requirements haven’t yet commenced.

Do landlords have to register themselves as well as their properties?

Yes. The new database contains information about landlords and their relevant rental properties. Landlords will register their details and then the properties within scope.

Can my letting agent register my property for me?

Don’t assume they can complete the entire process on your behalf. Current information indicates that landlords themselves will generally need to register, although agents may be able to provide agreed information. Further agent guidance is expected before the service opens.

Do I need to register an empty buy-to-let before advertising it?

Not under the initial rollout requirements as currently announced. The Government says the initial requirements concern properties already let or becoming occupied during rollout. Requiring unoccupied properties to be registered before marketing, and requiring registration numbers on adverts, is planned for later legislation.

Does landlord registration replace selective or HMO licensing?

No. Registration and property licensing are separate requirements. A property requiring an HMO, additional or selective licence will still need the appropriate licence.

What happens if I don’t register my rental property?

Breaches can result in civil penalties of up to £7,000, while more serious or repeated offences can result in penalties of up to £40,000 or prosecution. Non-compliance can also affect a landlord’s ability to obtain a possession order.

Does the new landlord register apply in Scotland or Wales?

This particular Private Rented Sector Database applies to England. Scotland and Wales have their own existing landlord registration or regulatory arrangements.

Does Location Location East manage rental properties or complete landlord registrations?

No. Location Location East does not currently provide lettings or property-management services and won’t be completing registrations for landlords. We provide property-market information to help owners understand changes that may affect their property and investment decisions.

Sources

UK Government, Stronger protections and greater confidence for renters, published 9 September 2026, confirming the planned regional rollout from 15 December 2026 and three-month registration periods.

UK Government, Guide to the Renters’ Rights Act, covering the purpose of the Private Rented Sector Database, enforcement and future public access.

UK Parliament, Private Rented Sector Database Regulations 2026, laid 9 September 2026 under the draft affirmative procedure.

Renters’ Rights Act 2025 explanatory notes, including database enforcement and restrictions affecting possession where registration requirements haven’t been met.

National Residential Landlords Association, Register Your Rental Property Service, detailing the announced £65 annual fee, regional timetable and information landlords should prepare.

This article is for general information only and does not constitute legal advice. Landlords should check the latest Government guidance and obtain appropriate professional advice about their individual circumstances.

Article by Andrew Overman | Partner | Location Location East