National landlord registration service: key dates confirmed

From 15 December 2026, a new mandatory licensing system for landlords is being phased in. The national landlord registration service is an online registry where all private landlords in England must record their personal details, properties, and safety compliance documents. 

It’s designed to give tenants a way to verify a landlord is genuine, while giving local councils the information they need to track standards and penalise rogue landlords.

Whether you manage a single property or a large portfolio, this isn’t an optional update. It’s a legal requirement that will carry fines for non-compliance. Here’s a breakdown of what the government has announced, when it impacts you, and what you need to do to prepare.

What is the new registration service?

The new national landlord registration service is a centralised database designed to give renters more transparency around landlords and rental properties. It also aims to support local councils in spotting rogue landlords. 

The government hopes the database will create a fairer rental market by allowing responsible landlords to easily demonstrate their compliance – whilst outing those who undercut the system.

While the exact cost hasn’t been officially confirmed, the National Residential Landlord Association suggests you should anticipate an annual fee per property (with £65 per property being the expected cost).

Do you need to register for the national landlord registration service?

Yes, the registry will be mandatory for all residential landlords in England. 

The responsibility for completing the registration lies entirely with you – even if you use a letting agent to manage your properties.

Initially, you only need to register properties currently occupied by tenants (or will become occupied during your region’s rollout window). 

In the future, the rules will tighten. Eventually, you’ll be required to register any empty property before you’re legally allowed to market it for rent.

What information will you need to share on the registry?

The service is designed to be a comprehensive database. To enter the database, you’ll first need to register as a landlord, and then create a separate entry for every individual property you own.

You’ll need to share the following details about yourself:

• full name and date of birth
• your residential address (PO boxes are not accepted), email address, and phone number
• if letting as a limited company, your company name, Companies House registration number, and details of the directors

About the property and tenancy:

• the full address, property type (like a flat or terraced), and ownership type (freehold or leasehold)
• number of bedrooms and number of people living there
• rent amount, how often it’s paid, and whether bills are included
• any relevant licensing details (such as your HMO or selective licence numbers)

Compliance and safety documents:

• the dates and details of your most recent gas safety certificate
• the expiry date of your current electrical installation condition report (EICR) 
• your current energy performance certificate (EPC) details and any relevant minimum energy efficiency standard (MEES) exemptions

You’ll be required to keep this entry updated within 28 days of any changes – like getting a new gas certificate or changing the rent.That’s why it’s a good idea to start getting your paperwork in order now. 

If any of your compliance documents are expired or missing, this database will make those gaps immediately visible to local councils.

Consequences for non-compliance

The new legislation gives local councils significant powers to penalise landlords who ignore the rules.

If you fail to register your property, let an unregistered property, or forget to keep your database entry updated when things change, you could receive a fine up to £7,000 for a first or minor breach.

And the penalties escalate quickly for serious offences. If you repeatedly break the rules, continue to let a property without an active registration the local council can impose fines of up to £40,000.

But not being on the database also means your legal rights as a property owner are different:

• you can’t market your property – letting agents and landlords will be banned from advertising a property without displaying valid registration numbers
• you lose the right to evict – if you need to reclaim your property, you’ll be legally barred from obtaining a possession order from the courts if you’re not actively registered on the database

Rent disputes are changing

Alongside the register, the government is changing how rent disputes are handled.

Moving forward, HMRC’s Valuation Office will take over the responsibility for making initial decisions on rent increase challenges in England. The hope is that this will speed up the eviction process and relieve the heavy backlog on the tribunal system. 

But until this new HMRC system is fully operational, the First-tier Tribunal remains the official route, and tenants don’t have to pay the higher rent until a final decision is made.

Regional rollout: when do you need to register?

The government is gradually introducing the register region-by-region. It will start in the West Midlands and eventually move across the country over a 12-month period.

Once the database launches in your region, you’ll have a strict three-month window to sign up. By 14 November, 2027, all active landlords in England must be registered.

Here’s the expected regional rollout timeline:

What could the registration mean for the rental market? 

The national landlord registration service is a major shift for the private rental sector. Mandatory licensing has been long talked about but this is the first time it’s been applied so broadly. 

The government frames the database as a win for transparency and a key step towards a fairer rental system. But another mandatory cost for landlords in an exceedingly tight tax environment could have knock on effects to tenants.

Increasing running costs, rising mortgage rates, and upcoming tax rises are mounting costs on landlords. And while a yearly £65 fee might not seem like a huge expense, it’s another cost to add to a growing list.  

And the database isn’t replacing existing selective licensing fees, like ones enforced by local councils or on HMOs. Data from the NRLA suggests that 32% of landlords already pay selective licensing fees – so they’ll need to pay for two registries in the future. 

Whether landlords choose to absorb the extra costs or pass them on to tenants, one thing is clear: staying compliant is becoming more expensive than ever. 

Next steps for landlords

With the rollout approaching, don’t wait until your region’s deadline to get organised. A few proactive steps could save you from any last-minute issues.

Here is a quick checklist to get ready:

1. Audit your safety documents – check the expiry dates on your gas safety certificates, EICRs, and EPCs. The database will make missing or expired certificates glaringly obvious.
2. Locate your licensing numbers – if your properties require mandatory HMO or selective licensing, have those licence numbers ready to input into the new system.
3. Speak to your letting agent – the legal responsibility to register sits firmly with you. You must create the initial account, though agents can eventually help upload property data. Agree on how you’ll split this work now.
4. Mark your calendar – check the rollout timeline for your specific region and set a reminder for when your three-month registration window opens.

More guides for buy-to-let landlords

• Landlord responsibilities – a guide to property maintenance and repair
• What tenants want in 2026 (and how often to decorate your property)
• Are landlords responsible for pest control in rental properties?
• How to get a buy-to-let mortgage: a simple guide