Phase 2 of the Renters’ Rights Act will introduce a mandatory national landlord and property registration system for England’s private rented sector. For London landlords, this means that from 15 July 2027, landlords of assured or regulated tenancies will need to register themselves and each qualifying rental property through the new government “Register your rental property” service.
The new Private Rented Sector (PRS) Database is often described as a landlord registry, but it is more than a list of landlords. It will create a central record of private landlords, rental homes and key compliance information, alongside the future Private Rented Sector Landlord Ombudsman.
What is Phase 2?
The government’s Renters’ Rights Act implementation roadmap splits reform into phases. Phase 2 begins with the regional roll-out of the PRS Database from late 2026, followed by further database functions and the introduction of a mandatory landlord ombudsman scheme.
For London property owners, letting agents and portfolio landlords, the main Phase 2 changes are:
- A mandatory national PRS landlord register for qualifying private rented properties.
- Annual registration of each rental property.
- A requirement to provide prescribed landlord, property and safety information.
- Greater ability for tenants and councils to check key landlord and property information.
- A future mandatory PRS Landlord Ombudsman, expected to become a legal requirement from 2028.
This is a national scheme for England. It does not replace local authority property licensing, such as selective licensing or HMO licensing in Lewisham, Greenwich, Croydon or other London boroughs.
London landlord registry deadline
The PRS Database will be introduced by region rather than all at once. London landlords are currently scheduled to come within scope on 15 July 2027, with a deadline of 14 October 2027 to register properties that are already let or become let during the applicable roll-out period.
| Region | Regulations commence | Registration deadline |
|---|---|---|
| West Midlands | 15 December 2026 | 14 March 2027 |
| East of England | 15 January 2027 | 14 April 2027 |
| East Midlands | 15 February 2027 | 14 May 2027 |
| South East | 15 March 2027 | 14 June 2027 |
| Yorkshire | 15 April 2027 | 14 July 2027 |
| North West | 15 May 2027 | 14 August 2027 |
| North East | 15 June 2027 | 14 September 2027 |
| London | 15 July 2027 | 14 October 2027 |
| South West | 15 August 2027 | 14 November 2027 |
London landlords should not wait until summer 2027 to prepare. The information needed for registration—particularly where properties are owned through companies, trusts, joint ownership structures or managed by agents—may take time to verify and organise.
What London landlords will need to register
Under the Renters’ Rights Act, landlords of assured and regulated tenancies will be required to register both themselves and their qualifying properties on the PRS Database. The service is expected to be online, accessed through a GOV.UK One Login, with offline routes available for people unable to use the digital service.housinghub+1
The exact information will be set by regulations, but the government has confirmed that landlords will need to record details including:
- Landlord contact information.
- Rental property address.
- Property type.
- Number of bedrooms.
- Number of residents.
- Current rent.
- Relevant property safety and compliance information, including gas, electrical and energy performance details.
Every property must be registered individually. The annual registration charge is currently confirmed at £65 per property, payable each year. A landlord with five qualifying rental properties should therefore factor in £325 a year in registration costs, before accounting for local property-licensing charges or other compliance expenditure.housinghub
Lewisham, Greenwich and Croydon landlords
The national PRS Database will apply to London, but borough licensing obligations remain separate. A landlord may therefore need to comply with both the national landlord registry and their council’s local property licensing regime.
| Area | Local issue to check | Phase 2 position |
|---|---|---|
| Lewisham | Borough-wide selective licensing and HMO licensing requirements | Register qualifying properties on the PRS Database when London’s roll-out begins, while continuing to hold the correct Lewisham licence |
| Greenwich | HMO licensing and private-rented-property licensing in designated areas | National registration does not remove the need to check Royal Borough of Greenwich licensing rules |
| Croydon | Selective and additional HMO licensing in designated areas from 25 September 2026 | Properties may need both a Croydon licence and PRS Database registration |
| Southwark | Address-specific HMO and local private rented sector licensing requirements | Continue local licensing checks alongside national registration |
| Bromley, Bexley and Lambeth | Borough-specific HMO, additional or selective licensing rules | The PRS Database will be a separate national compliance requirement |
For example, a landlord with a flat in Catford, Lewisham may need a Lewisham selective licence as well as entry on the national PRS Database. A landlord with an HMO in Woolwich, Greenwich or a shared house in Thornton Heath, Croydon may have separate local HMO or selective-licensing obligations in addition to the national registration process.
Lewisham’s selective licensing scheme applies to nearly all privately rented properties in the borough that are not already covered by its HMO licensing schemes. In Greenwich, a licence may be required for an HMO or for a privately rented property in certain designated locations. Croydon’s selective and additional HMO licensing schemes began on 25 September 2026 for qualifying properties in designated areas.lewisham.gov+2
What happens if you do not register?
The PRS Database is not voluntary. The government states that landlords who market or let a qualifying property without registering themselves and providing required information may face penalties.
There are also important possession implications. A landlord who is in breach of the registration duty will generally be unable to obtain a possession order, except in limited cases involving serious anti-social behaviour grounds—specifically Ground 7A or Ground 14.
This makes registration a significant operational issue rather than a minor administrative task. For landlords, an incomplete or expired registration could potentially create problems at exactly the point when a possession case, refinance, sale, insurance claim or council enquiry requires a clear compliance record.
The future landlord ombudsman
Phase 2 also includes the Private Rented Sector Landlord Ombudsman. This will be a new, free and independent redress service intended to help tenants resolve disputes with private landlords without needing to go to court.
The ombudsman will be mandatory for private landlords once fully operational. Current government guidance indicates that the legal requirement to join is likely to take effect from 2028, allowing time for a scheme administrator to be appointed and for the service to be established.royalgreenwich.
Landlords should expect the ombudsman to encourage stronger complaint handling, clearer record keeping and more consistent property-management standards. In practice, this means keeping good evidence of:
- Repairs reported and completed.
- Safety checks and certificate renewals.
- Property inspections.
- Tenant communications.
- Deposit protection and prescribed information.
- Rent reviews and tenancy notices.
- Complaint responses and attempts to resolve issues fairly.
How landlords can prepare now
London landlords should begin preparing for Phase 2 well before the July 2027 roll-out date.
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Create a complete property register. Record every rental address, ownership structure, landlord contact, managing agent, tenant household, rent, EPC rating and key certificate expiry date.
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Audit safety and compliance documents. Ensure your gas safety certificates, EICRs, EPCs, smoke alarm arrangements, tenancy paperwork and property licensing records are current and stored in one accessible place.
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Check local property licensing. Review the licensing position for each property in Lewisham, Greenwich, Croydon, Southwark, Bromley, Bexley, Lambeth and any other relevant borough. National registration will not replace selective licensing, additional HMO licensing or mandatory HMO licensing.
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Review ownership and management details. Confirm whether the registered landlord will be an individual, company, joint owner, trustee or another legal entity, and make sure the details match your tenancy documents and property records.
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Budget for annual registration fees. Allow £65 per property each year under the announced registration model.
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Improve complaint and repair systems. The future PRS Landlord Ombudsman will make clear procedures, timely communication and documented repair management increasingly important.
Lean Property Management support
Phase 2 of the Renters’ Rights Act will add a new national compliance layer for London landlords. The most prepared landlords will treat the PRS Database as part of a wider property-management system—not as a last-minute form to complete in 2027.
At Lean Property Management, we support landlords across Lewisham, Greenwich, Croydon, Southwark, Bromley, Bexley, Lambeth and wider London with rental property compliance, local licensing checks, tenant management, property inspections, maintenance coordination and organised landlord records.
If you own a single buy-to-let property or a larger London portfolio, now is the time to make sure your compliance documents, licensing position and landlord records are ready for the new national landlord registry.