The PRS Database and property licensing

Last checked 28 September 2026

An independent guide, not the government's register and not legal advice. Last checked against the sources listed at the end of the page.

Registering on the PRS Database and licensing a property are separate duties. If your property needs a licence from the council, you still need it after you register, and you still have to register if you already have a licence.

The three kinds of licence

Mandatory HMO licence: for a large house in multiple occupation, one rented to 5 or more people who form more than one household and share a toilet, bathroom or kitchen. It lasts up to 5 years.
Additional HMO licensing: a council scheme covering smaller HMOs in its area, usually shared by 3 or 4 people from 2 or more households.
Selective licensing: a council scheme that can cover all privately rented homes in a specific area, not just shared ones.

How the register uses licensing

The property entry asks whether the property is an HMO and whether licensing requirements apply to it (Part 2 of Schedule 3 to the draft regulations).
Councils will use the database to target enforcement, so a mismatch between your entry and the council's licensing records is likely to be noticed.
The NRLA's reading: you'll need to register and hold a licence, because the database is separate from any licensing requirement.

Will the register replace licensing?

Nothing we have read in the Act, the draft regulations or the government's guidance says it will. Check your council's website for any scheme in your area; the Mayor of London's licence checker covers London boroughs.

Sources

This is general information, not legal advice. Rules can change: check GOV.UK, and get legal advice for your own situation.