Barnet Landlord Register and PRS Database: What You Need to Know
A national landlord register for private landlords of qualifying private tenancies is rolling out across England — including properties in Barnet whether or not HMO licensing applies. Here is what the Private Rented Sector Database means for Barnet landlords and how it sits alongside existing licensing requirements.
What the PRS Database Is
The Renters' Rights Act 2025 established a centralised digital Private Rented Sector (PRS) Database. Current GOV.UK guidance says private landlords renting properties on assured or regulated tenancies must register themselves and their properties; supported exempt accommodation is excluded.
The database is a distinct legal requirement managed by central government. It is not run by Barnet Council and it is not part of the HMO licensing system. Think of it as a parallel obligation — like needing both a driving licence and car insurance.
When It Starts
Regional registration begins on 15 December 2026. Barnet is in London, where the registration window runs from 15 July to 14 October 2027. All landlords must be registered by 15 November 2027, and GOV.UK allows registration before a region's window opens.
The annual service fee is £65 per property and is prorated during rollout through 14 November 2027. Failure to register can carry a penalty of up to £7,000.
How It Differs from HMO Licensing
Barnet landlords sometimes assume the PRS Database will replace local licensing. It will not. The two systems serve different purposes and will run side by side:
| HMO Licensing (Barnet Council) | PRS Database (National) | |
|---|---|---|
| Who needs it | HMOs meeting the occupancy threshold (3+ occupants from 2+ households under additional licensing; 5+ under mandatory) | Private landlords with properties on assured or regulated tenancies, subject to statutory exceptions |
| Administered by | Barnet Council Housing Regulatory Services | Central government (national digital portal) |
| Cost | £1,872 for a standard 5-year new licence (2026 fees) | £65 per property per year, prorated during rollout |
| Inspection | Physical property inspection by Environmental Health Officers | Registration records and safety documents; this does not replace local HMO inspections |
| Conditions attached | Specific licence conditions (room sizes, safety checks, management standards) | Records registration and safety information; other landlord duties continue |
A Barnet landlord with a licensed three-bedroom HMO will still need to register that same property on the PRS Database and pay the annual £65 fee once the system is live. One does not satisfy the other.
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What Registration Involves
GOV.UK guidance says landlords will need to provide:
- Their name, contact details and correspondence address.
- The address of each rental property.
- Evidence of a gas safety certificate (if the property has gas), an electrical safety certificate and an EPC.
- Tenancy information, including rent, and details of any property licences held or required.
The database is intended to inform tenant choices and support council enforcement. As of October 2026, GOV.UK says registration information will not be shared publicly at launch, although some landlord and property information may become public in the future.
Impact on Possession Proceedings
Under the Renters' Rights Act 2025, the court cannot grant a possession order if the landlord has not ensured an active PRS Database entry for the property. This restriction does not apply to possession claims under grounds 7A or 14 for anti-social behaviour.
The Act also abolished Section 21 "no fault" possession notices entirely, replacing them with revised Section 8 grounds. Maintaining both PRS Database registration and any required HMO licence will be a baseline requirement for lawfully managing a tenancy in Barnet.
Barnet's Public HMO Register
Barnet Council already maintains a public register of HMO licences under Section 232 of the Housing Act 2004, available as a monthly CSV download on the Open Barnet data portal. This is a local record of licensed HMOs only — it is not the national PRS Database and does not count as registration under the Renters' Rights Act.
What to Do Now
The registration service allows early registration before the London window opens. Barnet landlords can register ahead of time or during the 15 July to 14 October 2027 window. Ensure your existing HMO licensing is in order, since the national database asks about licensing status and related records.
The Barnet Landlord Licensing guide covers the full HMO application process — from determining which licence you need through to the ongoing conditions — so that when the PRS Database goes live, your licensing compliance is already sorted.
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