England's private rental registration system is taking shape ahead of its first regional start date, with new guidance explaining what letting agents and property managers can — and cannot — do on a landlord's behalf. The service, created under the Renters' Rights Act 2026, will require private landlords to register themselves and their let properties. The first registration window, for the West Midlands, opens on 15 December 2026.

The agent role is voluntary, not automatic. A landlord must first register, start each property registration and pay the fee. Only then can an agent step in, using a unique link sent to the agency email address supplied by the landlord, to complete parts of the record.

What agents can submit

Agents who agree to help can enter licensing details, tenant and household numbers, whether a home is furnished, the rent level and any bills included in that rent. They can also add compliance documents, including gas safety certificates, electrical reports or certificates, and energy performance certificates, with their issue and expiry dates. Agents are responsible for the accuracy of anything they submit, and landlords receive a notification whenever an agent adds or changes information.

The 28-day rule and regional rollout

Timing matters. If required information is not submitted within 28 days, a registration becomes inactive and the landlord may be in breach of their legal duties. The same 28-day deadline applies to updates when rent, occupant numbers or certificates change. Agents cannot reset a forgotten password themselves; a landlord must cancel the link and issue a new one.

After the West Midlands, the rollout moves region by region in three-month windows, reaching London on 15 July 2027 and the South West on 15 August 2027. Later, adverts will need to show landlord and property numbers, but the guidance says those advertising checks do not bite from the first regional dates.

Sources: GOV.UK; Residential Landlord.