Want to understand how the new Private Rented Sector (PRS) Database will work under the Renters’ Rights Act?
The PRS Database is designed to make landlords more transparent and easier to hold to account. That may feel like added pressure. But if you’re a responsible landlord, it shouldn’t be a worry – as long as you understand what’s changing and what you’ll need to do to stay compliant.
On this page, we’ll break down what the PRS Database is expected to look like, and what it will mean for you in practice.
You’ll learn:
- What the PRS Database is
- What it means for landlords
- How best to prepare ahead of its introduction
If you want to stay ahead of the changes and avoid avoidable mistakes, keep reading.
6 Key Points to Know About the Private Rented Sector Database
The headline change is simple: PRS Database registration will be mandatory, and landlords can face financial penalties if they don’t comply.
This matters because it makes landlords easier to identify, easier to check, and easier to challenge when something isn’t right.
Below are five key points every landlord should understand to avoid falling foul of new rules.
1. It’s a Mandatory National Register
- All private landlords in England will need an active landlord entry on the Database.
- Each privately rented home will also need an active dwelling entry.
2. The Database Records who the Landlord Is and What They Rent
- The Database will create clear links between landlords and the dwellings they let (or intend to let).
- It also assigns unique identifiers to both landlords and dwellings.
3. Compliance and Safety Information
- Landlords may be required to provide information and documents when entries are made.
- They can also be required to keep entries up to date on an ongoing basis.
- Documents required may include gas and electrical safety certificates, and Energy Performance Certificates (EPCs)
4. Enforcement and Tenant Protection
- You cannot market a property for a new tenancy unless both the landlord and the dwelling have entries.
- Local housing authorities can issue financial penalties for breaches of these requirements.
- The penalties are up to £7,000 for certain breaches and £40,000 for certain offences.
- See a full list of landlord fines under the Renters’ Rights Act here.
- Enforcement bodies can also use the Database information for housing enforcement functions.
5. The Database May Influence Other Legal Proceedings
- The Database doesn’t sit in isolation.
- For example, if a landlord is in breach of the active entry requirement in relation to a dwelling, the court may be restricted from making a possession order.
- There may be stronger penalties for landlords who fail to comply with PRS entry requirements, if they’re found at fault for other breaches.
6. Restrictions on Marketing and Advertising Rental Homes
- Written adverts must include the Database unique identifiers for both the landlord and the dwelling.
- Non-compliance doesn’t void the tenancy, however.
Overview: What the PRS Database Will Include About Landlords’ Previous Non-compliance
We’ve now covered the key changes landlords need to understand about the PRS Database.
But there’s another update that many landlords will be watching closely. Once the Database is live, some landlords may be concerned about what entries could appear following non-compliance – and whether that could affect their ability to attract good tenants or achieve favourable outcomes following complaints.
Below, we’ve set out the types of entries that may be made on the PRS Database following non-compliance.
Entries for Banning Orders, Offences and Financial Penalties
| Order, Offence or Penalty | Entry Made in Database |
| Relevant banning order made against a person after an application by the local housing authority | Yes |
| Conviction for a relevant banning order offence after criminal proceedings brought by the local housing authority | Yes |
| Financial penalty imposed by the local housing authority for a relevant banning order offence | Yes |
| Conviction for a relevant banning order offence where proceedings were brought by someone other than a local housing authority (discretionary unless later made mandatory by regulations) | Yes |
| Financial penalty imposed for a relevant banning order offence by someone other than a local housing authority (discretionary unless later made mandatory by regulations) | Yes |
| Appeal period still open, or an appeal is still ongoing (order/conviction/penalty not final) | No |
| Secretary of State regulations authorise/require entries for other prescribed offences, financial penalties, or regulatory action where conduct happened while the person was a landlord or marketing a dwelling | Yes |
| Additional entry detail that may be required by regulations (e.g., contact details; dwellings; details of the offence/penalty/regulatory action) | No |
| Tenant complaint made or upheld under the Landlord Redress Scheme (including compensation orders) | No |
| Informal council warning or advice letter with no penalty/prosecution | No |
| Routine compliance issue fixed quickly with no penalty/prosecution | No |
Common Questions Landlords are Asking
Do I have to register, and which of my properties does this apply to?
Yes – once the PRS Database is rolled out, you should expect registration to apply to you as a landlord and to each privately rented dwelling you let (or intend to let) under a residential tenancy in England.
What information and documents will I need to provide?
The detail will be set by secondary regulations, but the Act allows the system to require landlords to provide information and documents when creating entries and when keeping them up to date.
Who will be able to see my information?
Not everything has to be public. The Act says regulations will specify what information the Database operator must make available to the public, while enforcement bodies (including local housing authorities) will have access to the Database information for their functions. There are also restrictions on disclosing “restricted information”, except where permitted by the Act/regulations.
What are the penalties if I don’t register or get it wrong?
If you breach the marketing/advertising/letting requirements, local housing authorities can issue financial penalties of up to £7,000 for breaches, and up to £40,000 where an offence is involved. Offences include knowingly or recklessly providing materially false or misleading information, and certain repeat or ongoing non-compliance after a penalty. Separately, being in breach of the “active entry” duty can also restrict your ability to obtain a possession order, in many cases.
How does this link to the Landlord Redress Scheme?
The PRS Database also sits alongside the Landlord Redress Scheme: regulations can require landlords to be scheme members, and may restrict marketing unless the landlord is a member. In practice, that means landlords should plan for two parallel compliance tracks: Database registration/updates, and Redress membership/complaints handling.
4 Major Risks for Landlords to Prepare for
With the PRS Database on the way, many landlords will be asking the same question: what should I fix first to reduce real-world risk?
The sensible approach is to focus on the issues that can directly block your ability to operate.
See an overview of the biggest risks below:
- Your marketing and lettings can be blocked.
If you don’t have the required active entries in place, you may be unable to lawfully market a property for a new tenancy, which can lead to avoidable delays and lost rental income.
- Your ability to secure a possession order can be restricted.
Non-compliance with the Database requirements can limit your ability to obtain a possession order in many cases, which creates serious risk if a tenancy becomes problematic.
- Penalties can hit cashflow and operations.
Financial penalties are one issue, but the bigger impact is often the knock-on effect of compliance problems causing void periods, delayed re-letting, or prolonged disputes.
- Your track record may affect tenant confidence.
Where enforcement-related entries exist, landlords may worry about how this could influence future tenants’ perceptions, enquiries, or willingness to proceed with a tenancy.
How Strikes Can Help You Prepare
Strikes Property Services Group is a property dispute resolution agency that helps landlords recover debts, serve legal notices and enforce evictions. As the PRS Database rolls out, we help you stay on the lawful route and avoid the admin or procedural mistakes that can block marketing, delay possession, or trigger enforcement action.
Our specialists can support you at every stage with issues such as:
- Clear options on debt recovery and possession next steps.
If rent arrears are building or a tenancy is breaking down, we’ll explain your lawful options, support you with notices and evidence, and help you progress matters efficiently.
- Support during investigations and enforcement action.
If you’re facing regulatory scrutiny, penalties, or Database-related issues, we’ll guide you on what to do next, what to provide, and how to present your position properly.
If you’re unsure where to start, now is the time to act. Book a free consultation with our Managing Director, Chris Bane, to discuss your situation and the steps needed to stay compliant and protected.
