The National Landlord Register Is Coming to London: What It Means for Your Income

Since 1 May 2026, being a London landlord has changed more than at any point in the last 30 years. Section 21 has gone, fixed terms have gone, and rent increases now follow a strict annual process.

The next change is quieter but just as important: a national landlord register. For the first time, the government, councils and eventually tenants will be able to see exactly who owns and lets each rental property in England, and whether its safety paperwork is in order.

This guide sets out what is coming, when it reaches London, what it will cost you, and the practical ways to protect your property and your income.

What has already changed since 1 May 2026

If you let on a traditional tenancy, you are already living with Phase 1 of the Renters' Rights Act 2025:

• Section 21 "no-fault" evictions are abolished. You now need a specific legal ground (such as selling, moving in, or rent arrears) to recover possession.
• All assured shorthold tenancies became assured periodic tenancies. No more fixed terms. Tenants can give two months' notice at any point, including from day one.
• Rent can rise only once a year, using the formal Section 13 process, and tenants can challenge increases. The government has confirmed challenges will move from the tribunal to the Valuation Office Agency, with a start date still to be announced.
• No rental bidding. You must advertise an asking rent and cannot accept offers above it.
• Tougher enforcement. Councils can issue civil penalties of up to £7,000 for many breaches, and have stronger powers to inspect and demand documents.

The new landlord register: what it is

The Private Rented Sector Database, publicly called "Register your rental property", is Phase 2 of the Act.

Landlords of assured and regulated tenancies will have to register themselves and every property they let. When you register, you'll provide:

• your details as landlord
• details of each property and its tenancy
• your safety records: Gas Safety certificate, Electrical Installation Condition Report (EICR) and EPC

The service launches on 15 December 2026 in the West Midlands and then rolls out region by region. Each region gets a three-month window.

When London landlords must register

If you own property outside London as well, check each property's region. The timetable is proposed and could still move, so keep an eye on GOV.UK.

What it costs

The fee is £65 per property, per year. A landlord with three flats pays £195 a year.

That is not what should worry you. What matters is what happens if you are not registered.

What happens if you don't register

Based on published government guidance:

• Civil penalties of up to £7,000, rising to up to £40,000 for repeat breaches or false information, with prosecution possible in serious cases.
• You lose access to most possession grounds. An unregistered landlord will generally not be able to get a possession order except in very limited circumstances, such as serious anti-social behaviour. With Section 21 gone, that can leave you with almost no route to get your property back.
• You can't legally advertise or let a property without an active registration.

What this really means for your income

Put the pieces together and the picture is clear:

• Your compliance is now visible. An expired gas certificate used to be a private risk. Once registered, it is on an official record that councils will use to target enforcement.
• Getting your property back is harder and slower. Every possession claim now needs a ground, evidence and court time. An unregistered landlord loses even that.
• Your income is less predictable. Tenants can leave on two months' notice at any time, rent can only rise once a year, and increases can be challenged.
• Admin keeps growing. Registration, annual renewals, certificates, written terms, rent-increase notices, and a landlord ombudsman on its way (sign-up is currently expected to become mandatory in 2028).

None of this makes letting a bad investment. It does make casual, part-time landlording more expensive and riskier than it has ever been.

Your three realistic options

Option 1: Stay hands-on and get fully compliant

If you enjoy managing your property and have the time, this can still work well. Start by getting your paperwork ready now (checklist below), set up a GOV.UK One Login, and diarise your registration window.

Option 2: Use a letting agent

A good agent can handle the admin. But you remain the landlord under the new rules, the tenancy is still an assured periodic tenancy, and voids and arrears are still your risk.

Option 3: Guaranteed rent — let to a company on a fixed lease

With guaranteed rent, a company such as Consensus Estate leases your property directly and pays you a fixed rent every month, whether the property is occupied or empty, for an agreed term (with us, 12 months to 3 years).

Why landlords are looking at this now:

• Leases to companies generally sit outside the assured tenancy regime, so the Phase 1 tenancy reforms (periodic tenancies, two-month tenant notice, Section 13 rent rules) don't apply to that lease in the way they apply to an individual tenant.
• No voids for you. An empty month is our cost, not yours.
• Day-to-day management is handled. Guests, cleaning, maintenance coordination and compliance tracking are our job.
• No commission is charged to you.

If you'd rather keep the upside than a fixed figure, our commission management service runs your property as professionally managed short- and mid-stay accommodation for 15% of gross booking revenue.

How to choose a guaranteed rent company safely

We'd rather you ask us hard questions than sign with the wrong operator. Ask any company, including us:

1. 1Who is the tenant? Get the registered company name and number and check it on Companies House.
2. 2What lease will I sign? Ask for the draft in advance and have it reviewed. Check the term, rent payment date, repair obligations, and what happens at the end.
3. 3How will the property be used? Short stays, mid-term stays, or sub-lets to individuals? Each carries different rules — including London's 90-night limit on short lets without planning permission.
4. 4Do I need my lender's or freeholder's consent? Many mortgages and leases require it. A good operator will raise this before you do.
5. 5Who handles compliance? Gas, electrics, fire safety, EPC, licensing where required. Get it in writing.
6. 6What insurance is in place? Ask to see the policy.
7. 7What happens if you stop paying? Look for clear default and termination clauses.
8. 8Can I speak to a landlord you already work with? Any established operator should be able to arrange that.

Your practical checklist before London's registration window

Do this now, while you have time rather than a deadline:

• Find your current Gas Safety certificate, EICR and EPC for every property. Check expiry dates and book renewals.
• Confirm you gave existing tenants the government's Renters' Rights Act information sheet (the deadline was 31 May 2026).
• Check your tenancy details and tenant records are accurate.
• Set up a GOV.UK One Login — this is expected to be how you access the register.
• Budget £65 per property per year.
• Put 15 July 2027 in your diary, and set a reminder to register well before 14 October 2027.
• Decide whether you want to keep managing your property yourself. If not, compare options now rather than under pressure.

Talk to us before the rules catch up with you

If you'd like to understand what your London property could earn on a fixed monthly rent, with the day-to-day management taken off your hands, we'll give you an honest answer. If guaranteed rent isn't right for your property, we'll tell you.

Frequently asked questions

When do London landlords have to join the landlord register?

Under the government's proposed timetable, London landlords can register between 15 July and 14 October 2027. The service first opens in the West Midlands on 15 December 2026.

How much does the landlord register cost?

£65 per property, per year, renewed annually.

What happens if I don't register?

Councils can issue penalties of up to £7,000, rising to £40,000 for repeat or serious breaches. You will also lose access to most possession grounds, which makes getting your property back very difficult.

Do I need to register if I only have one rental property?

Yes. There's no minimum portfolio size. If you let a property on an assured tenancy, you need to register it.

Does the Renters' Rights Act apply to guaranteed rent?

The tenancy reforms apply to assured tenancies. A lease to a company is generally not an assured tenancy, so those reforms don't apply to that lease in the same way. The details depend on your arrangement, so take independent legal advice before signing.