For Landlords

Every landlord will have to register on a government database

You'll already know that the Renters' Rights Act came into force in May. What has had less attention is the second half of it, arriving later this year and applying to every landlord in England (regardless of how many properties you own).

From late 2026, there will be a government database of private landlords. You must register yourself, each property you let out, and upload the specific documents that show the property is compliant. It's being introduced region by region rather than all at once, so exactly when it will reach you hasn't been confirmed yet.

There are four things worth knowing about:

1. What registering actually involves

You'll create an entry for yourself and an entry for each property you own, with the compliance documents attached to it. Councils will have the power to take enforcement action against landlords who fail to register.

Letting agents, like us, legally can't market a property that isn't on the database. So it isn't only a fine at stake. If your tenant gives notice next spring and your property isn't registered, it can't be re-let until it is. An empty month costs a good deal more than most people expect.

2. The paperwork you'll need to find

None of it should be new to you. What changes is that all three documents have to sit in one place, in date, and be uploaded before the property can be let.

If you know where all three are and they're still in date, registering should be a straightforward afternoon's admin. If you're missing any of them, or one has expired, it's worth sorting it now rather than leaving it until the week you need to re-let the property.

If you're wondering how this sits within the wider reforms to residential letting:

The dates, in order

3. Making Tax Digital, which started in April

Separately, Making Tax Digital began in April for anyone with qualifying income above £50,000. It means keeping digital records and reporting to HMRC every quarter, rather than filing once a year. Whether it applies to you depends on your own circumstances, and your accountant is the right person to confirm that. Where we collect the rent for you, on rent collection or management, we can supply the account statements you or your accountant need, in a form that suits quarterly reporting.

4. If you'd rather not deal with any of it

Plenty of landlords will be perfectly comfortable handling all of this themselves. If you have one property, your certificates are up to date and you're happy keeping on top of the paperwork, registering may simply be an inconvenience rather than a problem, and you don't need an agent to do it for you.

What has changed is the margin for error. There are more obligations to keep track of, they come into effect at different times, and the penalties for getting things wrong can be significant. If you'd rather have someone keep an eye on everything so you don't have to, that's where we can help.

If you'd like to talk it through, we're happy to look at what you already have and explain what, if anything, you still need to do. Whether or not you decide to use our services, it's a straightforward conversation with no obligation.

…or simply reply to this email

What our clients say

“Able Estates have managed my rental flat for almost 2 decades and they are always helpful, professional and prompt to reply to any query. They have managed all aspects of the letting process perfectly. I would certainly recommend them to anyone considering being a landlord.” L. Hilton

“I have been using this agency for a number of years now and they have always been courteous and efficient. They are very good at keeping an eye on one's property and making sure it is up to condition and good to rent. Their services save the landlord a lot of time and effort. I can unhesitatingly recommend them.” M. McClure

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