Renters' Rights Act Phase 2: get ready to register

Following the abolition of fixed term assured shorthold tenancies and 'no fault evictions' of private residential properties in England on 1 May 2026 (as reported in our blog post here - https://www.reedsmith.com/our-insights/blogs/real-estate-legal-update/102mrri/renters-rights-act-2025-now-in-force/) the government has announced that, as part of the second phase of the reforms brought in by the Renters' Rights Act 2025, it will be rolling out the requirement for landlords to register on a private rented sector database, which will be known as the 'Register your rental property’ service. Draft regulations have been laid before Parliament for approval. The registration requirements and consequences of non-compliance will not apply until the regulations are approved and in force.

Whilst failure to register when required will not invalidate an assured periodic tenancy of a private dwelling, financial penalties may be incurred and offences committed if the requirements are breached. Also, a landlord may be prevented from obtaining an order for possession of the property.

It is intended that the rollout will be phased on a regional basis from 15 December 2026. The deadline for registration will therefore depend on where the property is located. The announcement states that landlords can opt to register in advance of the relevant deadline. The first area proposed to be subject to compulsory registration is the West Midlands. When registration becomes compulsory for an area, the government has indicated that landlords will have three months to register.

The announcement made by the government contains a table of the deadlines for registration and further information – see: https://housinghub.campaign.gov.uk/renting-is-changing/get-ready-to-register/. 

It is intended that the requirement to register will initially only apply to properties that are currently let or which are let during the period of the rollout; eventually to be extended to unoccupied properties that are to be marketed for letting.

Affected landlords need to plan for registration to meet the deadlines which will apply to assured and regulated tenancies of private dwellings in England.