Who must register on the PRS Database?

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.

The duty falls on every residential landlord: in the Renters' Rights Act, that's the landlord of a home in England let on an assured tenancy (Housing Act 1988) or a regulated tenancy (Rent Act 1977), other than social housing. You must register yourself and each such property.

Covered

Individual landlords, whether you have one property or hundreds.
Landlords that are companies, partnerships or other organisations (the landlord entry asks for Companies House or charity numbers).
Joint landlords: the database captures information about all joint landlords.
Landlords who use a letting agent or property manager: you're still the one who must register.
HMOs and licensed properties: registering is separate from licensing and you need both (licensing and the database).
Properties that are let now, or become let during the rollout.

Not covered (or not yet)

Social housing is excluded by the Act.
Supported exempt accommodation is excluded by the draft regulations.
Empty properties: for now you only have to register properties that are let or become let during the rollout. The government will give guidance on when you must register an empty home before marketing it.
Lettings that can't be assured tenancies are outside the duty, because it only covers assured and regulated tenancies. Under Schedule 1 to the Housing Act 1988 these include: holiday lets; lodgers and other lettings where a resident landlord lives in the same building; lettings to students by specified educational institutions and bodies following an approved management code; tenancies with rent over £100,000 a year or very low rent (£1,000 or less a year in London, £250 or less elsewhere); business tenancies; licensed premises; agricultural holdings; Crown and council lettings.
Lets to a company are not assured tenancies, because an assured tenant must be an individual.
Wales and Scotland have their own registers: Rent Smart Wales and the Scottish Landlord Register. The PRS Database covers homes in England.

Whether a particular letting is an assured tenancy can be a legal question (for example, whether you count as a resident landlord). If you're unsure, check GOV.UK or get legal advice before deciding not to register.

Could the rules widen?

Yes. The Act lets the government extend the definitions by regulations, for example to other kinds of tenancy or licence to occupy. We'll update this page if it does.

Sources

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