Penalties for Not Registering, and the Possession Risk

A landlord in England who fails to register themselves or a let property on the PRS database faces a civil penalty of up to £7,000. False or misleading information, or continuing or repeated breaches, can lead to a penalty of up to £40,000. The Act also restricts possession orders where a landlord or property is not registered.

Last updated: 2 November 2026. Applies to England unless stated.

Fines are not the only risk. The Renters’ Rights Act 2025 also restricts possession orders for landlords who are not registered. This guide explains the penalties, the possession restriction and how to keep your registration active. For the basics, start with our PRS database landlord registration guide.

PRS database penalties at a glance

These figures come from GOV.UK’s guidance for landlords on the Register your rental property service. They are maximums. The council decides the amount in each case.

The £7,000 tier: failing to register

The lower tier covers the core duty. A private landlord letting property in England under an assured or regulated tenancy must hold an active landlord registration and an active registration for each let property. Failing to do either exposes you to a penalty of up to £7,000.

Each region has a registration deadline. West Midlands landlords must register by 14 March 2027, and every region must be registered by 14 November 2027. See the full regional deadlines.

An inactive registration can count as unregistered

Registering is not the end of it. If tenancy and safety information is not provided within 28 days of registering a property, the registration can be deactivated. GOV.UK warns this could breach the requirement to hold an active registration for a let property.

The same applies to changes. You must update your record within 28 days of a new tenant, a rent change or a replacement certificate.

The £40,000 tier: false information and repeat breaches

The higher tier is aimed at landlords who mislead the database or ignore enforcement. It covers:

• Knowingly or recklessly giving information that is false or misleading.
• Continuing a breach after a penalty has been imposed.
• Repeated breaches of the registration requirements.

GOV.UK says a penalty of up to £40,000 can apply to these breaches. Accuracy matters as much as speed: an honest mistake corrected promptly is a very different position from a figure you knew was wrong.

Rent repayment orders

From 15 December 2026, tenants can apply to the First-tier Tribunal for a rent repayment order in relation to these registration failures. This only applies in areas where registration has opened.

A rent repayment order requires the landlord to repay rent to the tenant. It sits alongside any civil penalty from the council, so one failure can lead to both.

The possession risk

The Renters’ Rights Act 2025 restricts possession orders where the landlord, or any joint landlord, does not hold an active registration for themselves and the property. There are limited exceptions.

The government has not yet confirmed exactly when this restriction applies in each area. Check GOV.UK, and take legal advice, before you start possession proceedings.

Joint landlords

If you own a property with a partner, relative or co-investor, check that every joint landlord holds their own active registration, not just the one who registered the property.

How enforcement is likely to work

Councils enforce the database. Subject to final regulations, the general process is expected to be:

1. The council must be satisfied beyond reasonable doubt that a breach has occurred.
2. It issues a notice of intent to impose a penalty.
3. You have 28 days to make written representations.
4. The council issues a final notice setting the penalty.
5. You can appeal to the First-tier Tribunal within 28 days of the final notice.

If you receive a notice of intent, take advice straight away. The representations stage is your best chance to reduce or remove a penalty. TLA provides compliance tools, document automation and compliance monitoring. Legal advice is provided separately by appropriately qualified professionals where required.

If you have missed your deadline

Do not wait for the council to make contact. The position only gets worse the longer a let property stays unregistered.

1. Register immediately. Register yourself and every let property, and pay the fees. Use the information you have and complete the tenancy and safety details within 28 days.
2. Check joint landlords. Make sure every joint landlord has their own active registration.
3. Fix the underlying gaps. If a certificate is missing or expired, book the check now. Do not upload anything you know is wrong.
4. Keep a record. Note when you registered and why it was late. If a council later considers a penalty, a prompt and honest correction is relevant to your representations.
5. Pause possession action. Take legal advice before starting or continuing possession proceedings.
6. Take advice if you are contacted. A notice of intent, a rent repayment order application or a defended possession claim needs a solicitor.

Possession and registration status

If you are considering possession proceedings, check that your landlord and property registrations are active first, and take legal advice.

How to avoid penalties

1. Note each property’s regional deadline and register before it.
2. Make sure every joint landlord holds their own active registration.
3. Add tenancy and safety information within 28 days of registering each property.
4. Update the record within 28 days of any change.
5. Check every figure you enter against your tenancy and certificates.
6. Renew all properties on your shared annual renewal date.
7. Before starting possession proceedings, confirm your landlord and property registrations are active.

Our registration documents checklist and step-by-step registration guide cover the detail.

How this fits with other Renters’ Rights Act penalties

The database penalties sit alongside the wider enforcement regime introduced on 1 May 2026, which covers breaches such as failing to give tenants the required written information or misusing possession grounds. See our guide to Renters’ Rights Act penalties.

This guide is general information, not legal advice.