Guides · Last checked 24 Oct 2026 · England
Fines for not registering on the landlord database: £7,000, £40,000 and losing possession
Letting a property without an active entry on the PRS database, once your region's deadline has passed, is a breach that councils can penalise with up to £7,000. Continuing or repeat breaches and false information carry penalties of up to £40,000 or prosecution. A landlord in breach also cannot obtain a Section 8 possession order except on grounds 7A and 14.
The duties
Section 82 of the Renters' Rights Act 2025 says a landlord must not let a dwelling, or continue to let it, unless they have an active landlord entry and an active dwelling entry for it. Entries must be kept accurate: changes have to be recorded within 28 days.
Civil penalties
| Breach | Maximum civil penalty |
|---|---|
| Letting without an active landlord or property entry, or letting an entry lapse | £7,000 |
| Continuing the same breach after a penalty, or a further breach within 5 years | £40,000 |
| Knowingly or recklessly giving false or misleading information | £40,000, or prosecution |
Penalties are issued by the local council. They can only be issued once your region's three-month registration window has closed, so there is no penalty for being unregistered on the day the service opens.
Criminal offences
Giving false or misleading information is an offence. So is failing to fix a breach within 28 days of a penalty notice, or repeating a breach within five years. Councils can choose a civil penalty of up to £40,000 instead of prosecuting.
Possession
This is the penalty that bites hardest. With Section 21 abolished from 1 May 2026, every eviction now needs a Section 8 ground. A landlord who is in breach of the registration duty cannot be granted a possession order on any ground except 7A (serious antisocial behaviour) and 14 (nuisance). Rent arrears, selling the property, moving back in: none of those grounds are available until the register entry is active.
Rent repayment orders
The Act extends rent repayment orders to cover database offences, so a tenant of an unregistered landlord may be able to claim back up to two years' rent at the First-tier Tribunal.
How to stay out of trouble
- Register in your region's window (dates in our region guide).
- Put the renewal date in a calendar: entries expire after 12 months and go inactive the next day.
- When you renew a gas record, EICR or EPC, update the register within 28 days.
- Keep the certificates themselves in date. An expired EICR on the register is a separate offence with its own £30,000 maximum.
Certkept gives every check a due date and emails you 60, 30 and 7 days ahead, including the register renewal itself.
Questions landlords ask
- Can I be fined before my region's deadline?
- No. Penalties for being unregistered only apply after the three-month window for your region has ended.
- Is not registering a criminal offence?
- A first failure to register is a civil matter (up to £7,000). It becomes an offence if you don't put it right within 28 days of a penalty notice, repeat it within five years, or give false information.
- Can I still evict a tenant if I'm not registered?
- Only on grounds 7A or 14 (serious antisocial behaviour or nuisance). All other Section 8 grounds are unavailable while you are in breach.
Sources
- Renters' Rights Act 2025 (legislation.gov.uk)
- The Private Rented Sector Database Regulations 2026 (legislation.gov.uk)
- Guide to the Renters' Rights Act (GOV.UK)
General information for landlords in England, not legal advice. Rules change; check the date above and GOV.UK.