It’s been another big week for property investors in the private rented sector (PRS). Three major stories are dominating landlord forums and news feeds right now, and we’ve had a wave of questions about all three. Here’s everything you need to know, in one place.
Medway Selective Licensing Scheme Delayed: What’s Happening?
Medway Council’s selective licensing scheme — covered in detail in our previous update — has hit an unexpected snag.
The scheme was approved and published on the council website, only to be replaced shortly afterwards with a redaction notice. We’ve since learned that it’s being re-presented to Cabinet for further consideration.
What this means for Medway landlords:
- The delay does not mean the scheme has been scrapped.
- If approved, the selective licensing scheme is still expected to launch in January 2027.
- The scheme has reportedly been sent back to Cabinet due to “an issue with implementation” — details of which have not yet been made public.
Full documentation is available on Medway Council’s democracy website. We’ll publish an update as soon as the outcome of the 22nd September Cabinet meeting is known — or sooner, if further detail on the implementation issue comes to light.
The National Landlord Database (PRS Database) Explained
The story generating the most headlines this week is the launch of the national landlord database, officially titled the Private Rented Sector (PRS) Database, introduced as part of the wider Renters’ Rights Act reforms.
Much like existing council-run licensing databases, the PRS Database will hold landlord and property information — and, crucially, it will allow tenants to check whether their landlord is registered.
How Much Will the PRS Database Cost Landlords?
Landlords in areas covered by both local licensing schemes and the new national register are facing a combined cost increase:
- Medway selective licensing: a per-property licensing fee (see our original coverage for the breakdown).
- National PRS Database registration: an annual fee of £65 per property.
When Medway’s licensing fee is annualised and combined with the Government’s new registration fee, landlords are looking at a combined cost of roughly £20 per property, per month.
For portfolio landlords, that figure scales quickly. It’s a fair question to ask how these added costs translate into better housing standards for tenants — particularly given the real risk that landlords facing higher overheads will pass some of that cost on through rent increases.
PRS Database Registration Deadlines: Full Regional Timetable
The NRLA (National Residential Landlords Association) has published a full regional rollout timetable for PRS Database registration. Find your region below to see when your registration window opens and closes:
Not sure which window applies to you? Use the NRLA’s postcode search tool to check your registration deadline.
You only need to register a property once it’s actually let. Future legislation will require unoccupied properties to be registered before they’re marketed too.
Landlords register using their GOV.UK One Login. If you use a letting agent, there’s an option for your agent to upload documentation on your behalf once you’re registered.
What Information Do You Need to Register on the PRS Database?
For individual landlords, you’ll need to provide:
- Name
- Date of birth
- Residential address
- Telephone number
- Email address
For organisational landlords, you’ll need to provide:
- Name and type of legal entity
- Address (no PO Box numbers)
- Telephone number and email address
- Details of the individual registering on the organisation’s behalf
- Nominated contact details
- Companies House registration number or charity number, if applicable
- Where no Companies House number applies: names, dates of birth and addresses of all directors, trustees, partners or governing body members
- For trusts: the lead trustee’s name, date of birth, address, email and phone number
All landlords will also need to declare if they’re registering in a specific capacity (e.g. power of attorney, personal representative, court-appointed deputy, guardian, receiver, trustee in bankruptcy, liquidator, administrator, mortgagee, or similar), along with certified evidence of that authority.
Dwelling information required includes:
- Property address, ownership type and dwelling type
- Number of bedrooms and whether it’s currently let
- Freeholder, superior landlord or property manager details
- Number of occupants and households
- Any HMO, additional or selective licence numbers
- Whether the property is let furnished, part-furnished or unfurnished
- Rent charged, payment frequency, and whether utilities are included
Health and safety information required includes:
- Gas safety record and issue date (if applicable)
- EICR or EIC and expiry date
- Confirmation of a valid EPC provided to the current tenant, plus a copy if one exists
- If the EPC has expired, the date the current tenancy started
- If the EPC rating is below the minimum standard, details of any MEES exemption
We have no issue with a national register of landlords existing in principle. What’s harder to justify is the costly duplication between this national scheme and local selective licensing schemes like Medway’s.
HMRC to Take Over Rulings on Rent Increase Disputes
In a significant shift for landlords, HMRC’s Valuation Office Agency (VOA) is set to take over ruling on rent disputes — a role currently handled by the First-tier Tribunal for Section 13 rent increase challenges.
The stated reason for the change is to speed up the process and free up tribunal time, and it likely will achieve that. However, there may be a second, underlying motive: greater visibility for HMRC on landlords not declaring tax on personally owned rental property.
This change is expected to take around two years to implement, and the process doesn’t appear to have started yet.
What This Means for Landlords
Taken together, these three developments add up to a noticeably heavier compliance and cost burden for landlords across the South East and beyond. It raises the question of whether we’ll see another wave of landlords exiting the private rented sector as a result. We’ll be sharing our full analysis on this soon.
Key Takeaways for Landlords
- Medway’s selective licensing scheme is delayed, not dead — a decision is expected after the 22nd September Cabinet meeting, with a possible January 2027 start date.
- The national PRS Database will cost landlords £65 per property, per year, on top of any existing local licensing fees — combined costs could reach roughly £20 per property, per month for affected landlords.
- South East landlords have a registration window of 15th March – 14th June 2027 for the PRS Database (check the full regional table above).
- HMRC’s Valuation Office is set to take over rent increase dispute rulings from the First-tier Tribunal, with implementation expected to take around two years.
We’ll continue tracking all three of these stories and will publish updates as soon as more detail becomes available. If you have questions about how these changes affect your portfolio, get in touch.
