The next phase of the Renters’ Rights Act: registration looms for rural landlords

The landlords of residential tenancies will now be aware of the fundamental changes brought in by the Renters’ Rights Act 2025 (RRA) in May this year. After the initial flurry of adjustments and serving information on their tenants, landlords need to remain on their toes as implementation of the RRA continues.

The government recently announced that the new Private Rented Sector (PRS) Database will begin rolling out across England from December 2026. As set out in the table at the bottom of this article, this will take place over 12 months, beginning in the West Midlands on 15 December 2026. Landlords will have a three-month window to register once their region opens, and there will be civil penalties of up to £7,000 for breaches. Failure to register will also prevent landlords from being able to recover possession of their properties. More information from the UK Government can be found here.

This obligation will apply to landlords of Assured Tenancies, which includes Assured Agricultural Occupancies (AAO), and to landlords of tenancies that are regulated by the Rent Act 1977. Interestingly, it does not currently apply to tenancies governed by the Rent (Agriculture) Act 1976.

Rural property portfolios will often need careful consideration. Not all of their let properties will need to be registered if, for example, they are governed by the 1976 Act, nor if they are service occupancies. However, not all arrangements are as they are labelled and, of course, a service occupancy granted to an agricultural worker could in fact be classified as an AAO which would come within scope. So, advice should be sought where there is any doubt. It will be the responsibility of the immediate landlord to register relevant tenancies so this would fall to farm tenants within agricultural tenancies.

Please note that landlords will need to register their details and then also register each of their let properties and pay a fee of £65 per property annually. Joint landlords will both need to register and for trusts, the lead trustee’s details will be required. For now, unoccupied properties, do not need to be registered and further guidance is promised.

Landlords are responsible for starting and ending the registration process, but they can delegate the provision of certain information to their letting agents or property managers – such as the uploading of Energy Performance Certificates (EPCs) and safety certificates.

Landlords and agents would be wise to check that all property compliance records are up to date (with renewal dates diarised) and be compiling tenancy details ready for submission. If in doubt which region a property is in – a full breakdown is in schedule 1 of the Private Rented Sector Database Regulations 2026.

During the passage of the RRA, the CLA (and many others) argued repeatedly that a national register would negate the need for the various licensing schemes that are available to local authorities, but the government did not agree. This national registration process is, therefore, in addition to any Houses in Multiple Occupancy (HMO), selective or additional licensing requirements which will also need to be double checked by landlords.

We continue to lobby to ensure the register works for rural landlords – especially where an EPC is not required or where a MEES exemption is in place – and will keep members updated on all significant developments. Stay tuned, for a detailed CLA guidance note which will be published as soon as the government has provided the further guidance that it has promised.