The government has released guidance for letting agents and property managers on the mandatory rental property registration system coming into force across England from December 2026.
The guidance, published on 29 October, details how agents can assist landlords in registering properties under the Renters’ Rights Act 2026. Registration begins in the West Midlands on 15 December 2026, with a phased rollout across all English regions concluding in November 2027.
Agent responsibilities and access
While landlords remain legally responsible for registering themselves and their properties, agents will be able to submit specific information on their behalf. The government has confirmed that using the agent service will be voluntary.
Landlords must initiate each property registration and pay an annual registration fee before authorising their letting agent or property manager to provide information. This includes HMO, additional and selective licensing details, the number of tenants and households, whether the property is furnished, monthly rent and any bills included, gas safety certificates, electrical safety certificates including EICRs, and energy performance certificates.
Agents will receive a unique access link for each property to submit information and update records. However, agents will be responsible for the accuracy of any information they submit, with landlords receiving notifications when agents update property details.
28-day compliance deadline
The guidance introduces strict deadlines for landlords and agents. If required information is not submitted within 28 days, the property’s registration will become inactive and the landlord could breach their legal obligations.
Landlords must also update registration information within 28 days of any changes, including modifications to rent, tenant numbers and compliance certificates. Agents can make these updates on behalf of landlords using their existing access links.
The new requirements add to recent changes affecting the buy-to-let sector, as landlords face increased administrative obligations alongside other regulatory adjustments.
Advertising requirements
The government has confirmed plans to require landlords to register properties before they can be marketed. Once this requirement takes effect, letting agents will need to verify that both the landlord and property are registered before advertising.
Property adverts will need to display two registration numbers: a landlord registration number (L-XXXX-XXXX) and a rental property number (P-XXXX-XXXX). These advertising requirements will be introduced at a later stage and do not apply from the initial regional registration dates.
Regional rollout schedule
The government has confirmed registration deadlines by region. The West Midlands begins on 15 December 2026 with a deadline of 14 March 2027. The East of England follows on 15 January 2027, the East Midlands on 15 February 2027, and the South East on 15 March 2027.
Yorkshire and Humberside registration opens on 15 April 2027, the North West on 15 May 2027, and the North East on 15 June 2027. London’s registration period begins on 15 July 2027, with the South West completing the rollout from 15 August 2027. All regions have a three-month registration window ending before midnight on the specified deadline.
During the initial rollout, registration will generally apply to properties let under assured periodic or regulated tenancies. The requirement will later expand to properties being advertised for rent, including vacant homes.
Industry preparation
Letting agents intending to support landlords have been advised to begin checking their property records and establish secure processes for managing registration links and passwords. The government states that multiple staff members can update a property’s registration using the same link and password, though agents cannot reset passwords themselves. A landlord must cancel the existing link and issue a new one.
The registration system represents a significant administrative change for the rental sector, which has faced ongoing market adjustments in recent months. Industry professionals will need to implement new processes to ensure compliance across their portfolios before regional deadlines take effect.
