Renters' Rights Act 2025

Is my landlord registered?

Q: How do I check if a property is an HMO?

Search your council's HMO register. Mandatory licensing covers 5+ tenants across 3+ storeys in most areas; additional licensing in many councils covers 3+ tenants.

The national PRS Database, GOV.UK's “Register your rental property” service, opens on 15 December 2026 in the West Midlands and then region by region. Until it covers your area, here's every public register you can check for free, plus the one cross-check that stops rental scams cold: Land Registry ownership verification.

Free address report for the property, no sign-up.

Skip the DIY checks: get a Renter Report

£2.99. Address-level report with a landlord compliance checklist (EPC validity and minimum energy rating checked, plus HMO, gas safety and deposit reminders), damp and mould risk from the EPC, rent compared with regional medians, estimated monthly bills and a safety score. Instant PDF + email.

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Full landlord compliance check

RenterCheck cross-references gas safety, HMO licensing, council enforcement and more for the exact address. Free instant report.

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What is the PRS Database?

The Private Rented Sector Database is a national register of every private landlord and tenancy in England, created under the Renters' Rights Act 2025. It gives tenants, councils, and the public a way to verify that a landlord is legitimate and that the property is compliant before a tenancy begins.

The Act received Royal Assent on 27 October 2025. Section 21 (no-fault) evictions were abolished from 1 May 2026. The PRS Database (“Register your rental property”) opens on 15 December 2026 in the West Midlands and then region by region. Every region's deadline falls between 14 March and 14 November 2027, and landlords pay an annual £65 fee per property (GOV.UK Housing Hub, checked 17 October 2026). The PRS Ombudsman follows by 2028.

Until the database is live nationally, the only way to verify a landlord is to combine a handful of public registers with a Land Registry title check.

Six checks you can do right now

Check the HMO licence register for your council

If the property is a shared house (3+ unrelated tenants, some areas 5+), the landlord must hold a licence. Each council runs its own public register. Missing licence = rent repayment claim up to 12 months.

Find your council's HMO register on GOV.UK →

Check Scotland's Landlord Register

Scotland has had a mandatory national register since 2006. Search by address or landlord name.

landlordregistrationscotland.gov.uk →

Check Rent Smart Wales

Wales requires every private landlord and letting agent to register and be licensed. Free public lookup.

rentsmart.gov.wales →

Check London's Rogue Landlord and Agent Checker

The Mayor of London publishes convicted rogue landlords and agents across the capital. Free to search.

Mayor of London's Rogue Landlord Checker →

Check the selective licensing scheme for your local council

Over 80 councils run selective licensing in designated wards. Search "selective licensing [council name]" - unlicensed lets are illegal and tenants can reclaim up to 12 months' rent.

Cross-check with the Land Registry title

The registered owner on HMLR should match the person claiming to be your landlord. If it doesn't, the person listing the property may be subletting without permission or committing fraud. Our Premium report flags when a UK or overseas company owns the property; for an individual owner, the £7 title register from HM Land Registry names them.

What the PRS Database will change

What	When	What it means for tenants
Section 21 abolished	1 May 2026	No more “no-fault” evictions. Landlords must give a specific legal reason.
PRS Database rollout	From 15 December 2026, region by region (deadlines 14 March to 14 November 2027)	Landlords must register each let property (£65 a year). GOV.UK says tenants will be able to use it to check a landlord's compliance in future, with the details still to be published.
Awaab's Law (private)	2026	Fixed timeframes to fix damp, mould, and hazards. Full guide.
PRS Ombudsman	Expected 2028	Free route to resolve tenancy disputes without going to court.
Decent Homes Standard (PRS)	2035	Every private rental must meet minimum quality standards.

Get a Renter Report before you sign

Get Renter Report (£2.99)See sample report

Renting or letting a property?

Check the property itself, not just the landlord

The free address report shows the EPC rating, flood zone, crime, broadband, mobile signal and local council tax for the exact address. Premium (£4.99) adds company ownership checks and the building's record:

Whether a UK or overseas company owns it, with a Companies House check on that company
Property tribunal cases recorded at the building or postcode
Whether the building is on the high-rise building safety register
Listed building, conservation area, Article 4 and tree preservation order checks
Radon affected area band
Ground stability bands from the British Geological Survey, including shrink-swell clay and landslide

Free report first, no sign-up. Premium is a one-off £4.99 for addresses in England and Wales. See a sample Premium report

FAQ

When will the PRS Database go live?

GOV.UK's “Register your rental property” service opens on 15 December 2026 in the West Midlands, then one region a month until the South West on 15 August 2027. Each region has three months to register, so the last deadline is 14 November 2027, and the fee is £65 a year per property (GOV.UK Housing Hub, checked 17 October 2026). Until it covers your area, tenants rely on council HMO registers, selective licensing schemes, the Mayor of London's Rogue Landlord Checker and Land Registry title checks.

Is there a national landlord register in 2026?

Not yet in England. Scotland has had one since 2006 and Wales has Rent Smart Wales. England is getting the PRS Database under the Renters' Rights Act 2025. You can still check council-run HMO registers, selective licensing schemes, the London rogue list, and verify the owner of the property via HMLR.

How do I check if a property is an HMO?

A property is a licensable HMO if it has 3+ tenants from 2+ households (mandatory in most councils at 5+ tenants on 3+ storeys, additional licensing in many areas at 3+). Search '[your council] HMO register' or use our HMO check tool.

What if my landlord is not registered where they should be?

Unlicensed HMOs or selective-licensing areas can trigger a Rent Repayment Order. Tenants can claim up to 12 months of rent back via the First-tier Tribunal. Report to your council's Private Sector Housing team.

Can a tenant verify landlord ownership?

Yes. HM Land Registry publishes ownership for a £7 title register. It is the single most powerful anti-scam check: if the name on the tenancy doesn't match the registered owner, the person listing the property is either an authorised agent or committing fraud.

Does a specific property need a licence?

Selective and HMO licensing now covers hundreds of areas, and operating unlicensed risks a civil penalty of up to £40,000 and a rent repayment order of up to 24 months. Check any postcode against every current scheme with our sister service, PRSCheck.

Check a property licence at PRSCheck