Renters’ Rights Act 2025

Registration opens 15 December 2026. Your region gets three months.

Around 2.3 million landlords in England are about to need a PRS Database entry for themselves and one for every property they let, at £65 per property per year. Miss your region’s date and the penalty is up to £7,000. Indate keeps that date next to your gas, electrical, EPC, deposit and licence dates, and shows you what the government form will ask for.

Download on the App Store Find your region’s deadline

You register on the government service yourself. Indate cannot submit a registration on your behalf, and nor can a letting agent — the landlord must do it personally.

What changes

Registration opens: 15 December 2026; West Midlands first, then one more region a month.
First deadline: 14 March 2027; West Midlands landlords. The last region’s date is 14 November 2027.
Fee: £65 a year; For each property you let. The landlord entry itself is free.
Failing to register: Up to £7,000; Up to £40,000 for knowingly or recklessly giving false or misleading information.

Renters’ Rights Act 2025, ss.82, 91 and 92. The Regulations are still in draft, so the fee and the timetable could move before December. Indate reads its dates from a file it re-downloads, so a change doesn’t wait on a new version of the app.

The rollout

Nine regions, three months each

Registration opens on 15 December 2026 and moves region by region until 14 November 2027. Your region is set by the property’s local authority, not by its county — several historic counties straddle two regions, so the council is what decides.

When PRS Database registration commences in each English region, and the date landlords in that region must be registered by. Each region name links to the deadlines page.
Region	Registration opens	Registered by
West Midlands	15 December 2026	14 March 2027
East of England	15 January 2027	14 April 2027
East Midlands	15 February 2027	14 May 2027
South East	15 March 2027	14 June 2027
Yorkshire and the Humber	15 April 2027	14 July 2027
North West	15 May 2027	14 August 2027
North East	15 June 2027	14 September 2027
London	15 July 2027	14 October 2027
South West	15 August 2027	14 November 2027

Advertising bites at your deadline, not on 15 December 2026. From then, you must not market a property to let unless your landlord entry and that property’s dwelling entry are both active, and every written advert has to carry both numbers.

Then it’s 28 days, every time. Once you are registered, anything in your entry that goes out of date has to be updated within 28 days — a new gas record, a new EICR, a licence that expires.

Renewal follows your first property, not each property’s own anniversary. Every dwelling entry you add later renews on the date your first one does, pro-rated for the first year.

See the dates for your region

What Indate does

The dates that carry a penalty, worked out properly

Two of these are arithmetic traps: done in your head, they produce a date that looks right and is wrong. Indate does them the way the regulations do them, and explains the answer it got.

Gas safety record

Gas Safety (Installation and Use) Regulations 1998, reg 36 and reg 36A

Twelve months from the date of the check, and there is no grace period — the day it lapses, it has lapsed.

Indate holds the check date and the deadline date as two separate things, because reg 36A only keeps your anniversary if the check falls within two months of the deadline. Inspect earlier than that and the deadline moves to twelve months from the check, for good. Do it three years running and you have quietly given away weeks you won’t get back. Indate says which of the two just happened, the moment you enter the date.

The copy goes to an existing tenant within 28 days, and to a new tenant before they move in. Breach carries an unlimited fine and possible imprisonment.

Electrical safety, EICR

Electrical Safety Standards in the Private Rented Sector (England) Regulations 2020, reg 3

Five years, or sooner if the report says so. Indate takes whichever comes first, so a report recommending three years doesn’t sit there looking in date for five.

A new tenancy doesn’t mean a new inspection — it means the current report goes to the new tenant before they move in. Two different duties, tracked separately.

Copy to an existing tenant within 28 days, and to the local housing authority within 7 days of a request. Penalty up to £40,000 for offences on or after 1 May 2026.

EPC and the minimum rating

Energy Performance of Buildings Regulations 2012; minimum energy efficiency standards

An EPC lasts ten years, and you need one to market and to let. The minimum rating for an existing tenancy is band E, and has been since 1 April 2020.

Band C by 1 October 2030 is confirmed policy, not law. Indate shows it as coming up — no countdown, no penalty next to it — until the Regulations are actually made.

The EPC penalty for a dwelling is £200. Reformed EPCs carrying four headline metrics are due in October 2026, so Indate stores the band and the new metrics rather than a single letter.

Deposit protection

Housing Act 2004, ss.213–215

Thirty days to protect it and thirty days to serve the prescribed information, both counted from the day the money arrived — not from the day the tenancy started. Indate asks for the date of receipt because that is the date the clock runs from.

Since 1 May 2026 the consequence is bigger, not smaller. Without both, you can’t get a possession order under s.8 except on anti-social behaviour grounds.

One to three times the deposit, plus returning it.

Licensing

Housing Act 2004, Part 2; Licensing of HMOs (Prescribed Descriptions) (England) Order 2018

A mandatory HMO licence starts at five or more people from more than one household sharing a toilet, bathroom or kitchen. Storeys have not mattered since 1 October 2018, whatever older guidance still says.

Additional and selective schemes are set council by council, so Indate doesn’t guess. You enter the type, the council, the number and the expiry, and anything the licence conditions require becomes a reminder of its own.

Civil penalty up to £40,000 from 1 May 2026, or an unlimited fine on conviction. A licence runs for five years at most.

Right to Rent

Immigration Act 2014, Part 3; Code of Practice, 13 February 2024. England only.

The follow-up date is the latest of three: one year from your last check, the expiry of the person’s permission to be in the UK, and the expiry of the document you looked at.

One year is the floor, not the ceiling. Indate stores the permission expiry and the document expiry separately, because neither can be worked out from the other.

Civil penalties from 13 February 2024: £5,000 for a lodger and £10,000 for an occupier on a first breach, £10,000 and £20,000 for a repeat within three years. Per occupier, not per property.

Also on every property

Alarms, as a checklist — a smoke alarm on every storey with a room used as living accommodation, and a carbon monoxide alarm in any room with a fixed combustion appliance other than a gas cooker. Not a countdown: the testing duty falls on the first day of the tenancy.
The written statement of terms — due before every new tenancy from 1 May 2026, and it has to include the gas and electrical safety information. Indate is already holding those records.
Reminders you set yourself — including a legionella test certificate or a fixed review interval, PAT testing, an annual boiler service, an annual duty to test alarms after the first day of the tenancy. None of those is a legal requirement in an English residential let, so Indate marks them “Not a legal requirement”, keeps them out of the red, and never puts a penalty beside them.

You hear about it in time to act

A reminder 90, 30, 7 and 1 day before each date, at 9am, plus a Monday morning summary of anything due inside 30 days. iOS holds only 64 pending reminders per app and drops the rest without telling you, so Indate rebuilds the whole list every time it opens and keeps the nearest ones.

Everything’s in date

West Midlands · register by 14 March 2027

PRS registration

Not registered yet

14 March 2027

Up to £7,000

Gas safety record

Flat 2 · checked 2 February 2027

14 March 2028

Next due

EICR

Flat 2 · inspected 1 June 2026

1 June 2031

EPC

Flat 2 · band C

4 October 2033

Inspected 2 February 2027, within two months of your 14 March deadline. Your deadline stays 14 March.

The pack

Ready to Register

One screen per property, holding the answers the government form asks for, before you sit down to fill it in.

The service asks for a long list. Your name, date of birth, address, phone and email — or your company’s entity type, Companies House number and directors if you hold property that way. Then, for each property: the address, ownership type, dwelling type, bedrooms, who lives there, whether it’s an HMO, whether it’s furnished, the rent and how often it’s paid, your gas safety record, your EICR and your EPC, your licensing status and licence numbers, and the freeholder’s contact details.

Indate is already holding nearly all of it. Ready to Register puts it in one place, flags what’s still missing, and copies the lot as plain text so you can work from it with the real form open in front of you.

It also carries the two things that catch people out: the £65 fee for each dwelling entry, and the renewal date, which follows your first dwelling entry rather than each property’s own anniversary. Add a fourth property in June and it renews when your first one does.

After that, keeping the entry current is a 28-day job each time something changes — so replacing a certificate in Indate raises the update as its own item, with its own date.

You register on the government service yourself. Indate cannot submit a registration on your behalf, and nor can a letting agent — the landlord must do it personally.

Indate is an independent app. It is not affiliated with, endorsed by, or connected to GOV.UK, HM Government or any local authority.

Ready to Register · Flat 2

Landlord name and date of birth: Added
Property address: Added
Bedrooms, occupancy, HMO status: 2 · 3 · No
Gas safety record: 14 March 2028
EICR: 1 June 2031
EPC: Band C · 4 October 2033
Rent and frequency: Add this
Freeholder contact: Add this

£65 a year for this dwelling entry. The landlord entry is free.

Indate can’t submit this for you. Registration has to be done by you, on the government service.

Straight answers

What Indate doesn’t do

Better here than discovered on day three.

It can’t register for you: Registration has to be done by the landlord personally, on the government service. A letting agent can’t do it for you either. Indate gets you to that form with the answers already in front of you.
England only, to start with: Wales, Scotland and Northern Ireland run different regimes with their own registration schemes. Indate says it doesn’t support them yet rather than showing you rules that don’t apply to your property.
It isn’t legal advice: Indate helps you keep track of dates and documents. It is not legal advice. You remain responsible for meeting your legal obligations.
It isn’t the government service: Indate is an independent app. It is not affiliated with, endorsed by, or connected to GOV.UK, HM Government or any local authority.
Nothing leaves your phone: No account, no sign-in, no cloud copy. Properties, tenants, certificates and scans stay on the device. Anonymous crash and usage counts tell us what to fix — never an address, a tenant’s name, a certificate reference or a registration number.
iPhone, iOS 18 or later: One app, on the phone you already carry to viewings. There is no web version and no landlord portal to log in to.

Pricing

One price, whatever you own

£34.99 a year with the first 14 days free, or £59.99 once and never again. Every property, every certificate, every reminder — there is no per-property charge and no portfolio tier.

For scale: the registration fee is £65 per property per year, paid to the government service, and failing to register carries a penalty of up to £7,000. Indate pays neither of those. What it does is make sure the date doesn’t arrive as a surprise.

What’s included How it works