It’s a question a lot of landlords are asking right now, and the answer is changing.
The short answer: it depends where your property is. In Scotland, Wales and Northern Ireland, landlords have had to register for years. In England, there has been no national register until now, but that is changing. A new national database of landlords and rental homes is due to open in December 2026, and registering will be mandatory for every private landlord.
And depending on your street, you may already need a licence from your council. In parts of South West London, that applies today.
England: the new landlord database
The Renters’ Rights Act 2025 creates a national Private Rented Sector Database.
- When it opens: it is due to open on 15 December 2026, starting in the West Midlands, then opening to the rest of England region by region over the following year.
- London: under the draft regulations, London is due to open on 15 July 2027. The rules haven’t been finalised yet, so this could change.
- Who must register: all private landlords. You register yourself and each property you let.
- If you use a letting agent: your agent can help with the details, but registering is the landlord’s responsibility.
- Why it matters: councils will enforce it, and landlords who aren’t registered won’t be able to use certain grounds to regain possession of their property.
- The fee: there will be an annual fee for each property. The amount hasn’t been confirmed yet.
We’ll update this article when the final rules are published.
Landlords in England will also need to join a new landlord ombudsman. The government expects this to become mandatory in 2028, after the database is up and running.
Scotland, Wales and Northern Ireland
- Scotland: you must register with your local council through the Scottish Landlord Register before you let.
- Wales: you must register with Rent Smart Wales. If you manage the let yourself, you also need a Rent Smart Wales licence; otherwise you need to use a licensed agent.
- Northern Ireland: you must register with the Landlord Registration Scheme.
Local licensing in South West London
The national database is not the same as a council licence. Councils can also require private landlords to hold a licence in certain areas, and you may need both.
Wandsworth (including Putney, Battersea and Tooting)
- Selective licensing applies to privately rented homes in Furzedown, South Balham, Tooting Bec and Tooting Broadway (since July 2025), and since 1 April 2026 also in East Putney, West Putney and Northcote.
- Additional licensing, since July 2025, covers shared houses (HMOs) across the whole borough that don’t already need a mandatory licence.
- Larger HMOs need a mandatory licence anywhere in England.
- The council says landlords without the right licence can face prosecution or penalties of up to £30,000.
Merton (including Wimbledon)
- Selective licensing currently covers Figge’s Marsh, Graveney, Longthornton and Pollards Hill.
- Additional licensing applies to smaller shared houses (HMOs with three or four people) in seven wards: Colliers Wood, Cricket Green, Figge’s Marsh, Graveney, Lavender Fields, Longthornton and Pollards Hill.
- None of Wimbledon’s wards is currently on either list.
Licensing goes by the exact address, not the neighbourhood name, and schemes change. Always check your address with the council’s licence checker before you let.
What every landlord in England needs before letting
Registration is only one part. Before a tenant moves in, you will need:
- A gas safety certificate, renewed every year, if the property has gas.
- An electrical safety report (EICR), at least every five years.
- An Energy Performance Certificate rated E or above.
- A smoke alarm on every storey, and a carbon monoxide alarm in any room with a fixed combustion appliance such as a boiler or wood burner.
- Right to Rent checks on every adult tenant.
- The deposit protected in a government-approved scheme within 30 days, with the prescribed information given to the tenant.
- A written tenancy that meets the new rules in force since 1 May 2026.
- A council licence, if your address needs one.
- Registration on the new database, once your region opens.
How we help
Every Rental Position Review includes a Renters’ Rights Act compliance check. We’ll tell you whether your address needs a licence and can make the application for you. If you choose our let-only service, we give you a clear checklist with deadlines so nothing is missed after move-in.
Getting ready to let? Read what makes a home let faster, including which small upgrades are worth the money.
If you’re thinking about letting in Wandsworth, Putney, Wimbledon or Battersea and want to talk it through, get in touch. We reply the same day.
Adam & Melissa
This article is general information, not legal advice. Rules and dates may change; check GOV.UK and your council before you let.
Thinking about letting? Our let-only vs fully managed calculator shows what you would pay for each service in the first year, and what you keep.