The landlord register in England: deadlines, the fee and the tax

Who has to register on the landlord register?

Every private landlord letting a home in England to tenants on an assured or regulated tenancy. In the government’s words: If you are a private landlord that is renting out a property in England that is currently occupied by tenants on an assured or regulated tenancy, you must register. That includes companies, charities and trusts that let homes.

Most private lets in England are now assured periodic tenancies. The government’s overview for tenants says: Most existing assured shorthold tenancies automatically became assured periodic tenancies on 1 May 2026.

• Joint owners each register. One of you registers the property and invites the others. If you own part of it and are entitled to possession of it, you register as a joint landlord, even if you are not named on the tenancy agreement.
• A licensed HMO is one registration for the whole property, not one per room.
• The one exception the guidance names is supported exempt accommodation. If you are not sure your tenancy is assured or regulated, check the government guidance linked at the foot of this page.

When do I have to register?

By the end date for the region your property is in, not where you live. Each region gets three months, and you can register early, so a landlord with homes in several regions can do them all at once.

14 November 2027 is only the South West’s deadline, although it is often quoted as everyone’s. Not sure of your region? The government guidance lists which councils sit in each one.

How much does it cost to register as a landlord?

£65 a year for each property, with no VAT on top. Registering yourself as a landlord is free, and so are updates. During the rollout the first payment is smaller. The government’s guidance says: Your fee will be adjusted to disregard any days before 15 November 2027, the date from which all landlords will be required to be registered. After that you pay £65 a year per property, on one renewal date a year after you registered your first property.

The first payment works out as £65 divided by the days in the year, times the days you are charged for, rounded down to the penny. Two examples:

• Register on 15 December 2026, pay £5.34. Your first renewal is 15 December 2027, a year of 365 days. The first 335 days, up to 15 November 2027, are free, so you pay for 30 days: £65 ÷ 365 × 30 = £5.34.
• Register on 25 June 2027, pay £39.60. Your first renewal is 25 June 2028, a year of 366 days. The first 143 days, up to 15 November 2027, are free, so you pay for 223 days: £65 ÷ 366 × 223 = £39.60.

The later you register, the closer the first payment gets to £65. Both examples are the government’s own.

Is the landlord registration fee tax deductible?

Yes. The government’s guidance says: The service fee is tax-deductible, you should review the relevant HMRC guidance when you submit your tax return. That matches HMRC’s normal rule for landlords: You can deduct expenses from your rental income when you work out your taxable rental profit as long as they are wholly and exclusively for the purposes of renting out the property.

So the fee counts as one of your rental expenses when you work out your property profit for your tax return. It lowers the profit you pay tax on, unless you use the £1,000 property allowance instead of claiming expenses. HMRC’s guidance does not mention this fee by name. Keep a record of each payment with your other expenses. To see the tax on your rent with your costs taken off, use our landlord tax calculator.

What do I need to register a rental property?

The property’s details to start, then its safety certificates and tenancy details within 28 days. That second deadline matters. The guidance says: If you do not provide outstanding information within 28 days, your property registration may be deactivated. How it works:

1. The property details: address, number of bedrooms and whether it is let, a correspondence address in England or Wales, and contact details for any managing agent, superior landlord or freeholder.
2. Your certificates: gas safety (if it has gas), electrical safety and the Energy Performance Certificate, and any HMO or other licence.
3. The tenancy details, including the rent.
4. Who adds what: a joint owner or letting agent can add details, but you start the registration and pay.
5. Updates within 28 days when a certificate is renewed or the rent changes.

Other questions about the landlord register