PRS Database for Joint Owners, Company Landlords and SPVs

How Joint Ownership Registration Works

Under Section 95 of the Renters' Rights Act 2025 and Regulation 5 of the published draft PRS Database Regulations 2026, every individual joint owner must create their own landlord entry. There's no option to register once on behalf of all co-owners in the draft rules.

The good news: joint owners share a single dwelling entry for the co-owned property. Each owner's Landlord Registration Number links to the same Property Registration Number. You pay one £65 annual fee per property, not one per owner.

If you and your spouse are 50/50 owners on a buy-to-let, both of you register as landlords. The property gets one dwelling entry, one fee, and one set of compliance documents. The registration obligation isn't limited to whoever's named on the tenancy agreement — it follows legal ownership.

Company Landlords and SPVs

When a limited company owns the property, the company itself is the statutory landlord. The landlord entry must include:

• Full company name and Companies House registration number
• Registered office address (PO boxes are not accepted)
• Contact details for a nominated natural person acting as the corporate representative

If the company has no Companies House number — offshore entities or unregistered partnerships — you'll need to supply the full names, dates of birth, and residential addresses of every director, general partner, or governing body member.

SPVs (Special Purpose Vehicles) set up specifically for property investment follow the same company landlord rules. The SPV's Companies House number goes in the landlord entry, not the individual director's personal details (unless the SPV isn't registered at Companies House).

Trusts and Estates

For a property held in trust, the lead trustee provides the identifying and contact details listed for trusts in the draft Schedule 2. Personal representatives managing a deceased landlord's estate — executors with a Grant of Probate, attorneys under a Power of Attorney, or court-appointed deputies — are recognised legal capacities under Schedule 2 of the draft regulations.

If someone makes the entry in one of those representative capacities, the draft Schedule 2 requires a certified or sealed copy of the relevant proof of authority, such as a Grant of Probate, Power of Attorney instrument, or Court Order.

One Entry Per Entity, One Fee Per Property

The pattern is consistent regardless of structure: each legal person or entity gets one landlord entry (free), each property gets one dwelling entry (£65/year), and the two are linked by registration numbers. Joint owners are the only scenario where multiple landlord entries attach to a single dwelling entry.

The PRS Database Registration Guide includes an entity structure decision tree that walks you through the correct registration path for sole owners, couples, limited companies, trusts, and executors.

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