PRS database
PRS database vs landlord licensing
They are different things, and a home can need both. The database is a national record of who lets what. Licensing is a council permission for particular homes, with conditions attached.
| PRS database | Council licensing | |
|---|---|---|
| Who runs it | Central government, as one national database for England. | Each council, for its own area. |
| Which homes | Nearly every privately rented home in England, let on an assured or regulated tenancy. | Larger shared homes everywhere, plus smaller shared homes or all rented homes where a council has designated an area. |
| What it costs the landlord | £65 per property a year, renewed every 12 months. | A licence fee set by the council, often several hundred pounds for five years. |
| What it checks | That the landlord and property are recorded, with safety certificates and details held on the entry. | That the home meets the licence conditions: fire safety, amenities and the maximum number of occupants. |
| When it applies | Region by region from 15 December 2026, everywhere by 14 November 2027. | Already in force. Schemes start and end on their own dates. |
| Can renters search it | Not yet. Public access follows landlord registration, with no date published. | Yes. Every council must publish a register of licensed properties. |
England only · Guidance checked September 2026. The dates come from the draft Private Rented Sector Database Regulations 2026 and the government’s rollout table. The Regulations are still in draft, so dates could change.
Check licensing now
Letting a home that needs a licence without one is an offence, and tenants can apply to get back up to two years’ rent. Check whether a scheme covers a postcode, or read about the database.
Questions renters ask
What is the difference between the PRS database and landlord licensing?
The PRS database is a national record of private landlords and their properties across England, run by central government. Licensing is a council scheme that applies to certain homes in certain areas, mainly shared homes and areas a council has designated, and sets conditions the property must meet.
Does the database replace council licensing?
No. Both continue. A landlord may need a council licence and a database entry for the same home, and the database records whether the home needs a licence and its licence number.
Which one tells me whether a home is safe?
Licensing comes closer: a licence sets conditions on fire safety, amenities and how many people can live there, and councils inspect. The database records that certificates exist, such as the gas safety record and the electrical report, rather than inspecting the home.
Which can I check today?
Licensing. Councils publish registers of licensed properties, and RenterCheck’s licence checker shows whether a selective or additional scheme covers a postcode for the councils we hold. The database isn’t open to renters yet.
What you can check today
You don’t have to wait for the database to check a home before you sign. The free property check covers the energy rating, flood risk, planning designations, crime nearby and past sales. See what you can find out about a landlord today, or check whether a council licensing scheme covers the home.
Check a property freeSources: the implementation roadmap and Part 2 of the Renters’ Rights Act 2025.