2026 has been a significant year for landlords in England. The biggest reform of the private rented sector in a generation came into force in May, and just two weeks ago the government confirmed the next major piece of the puzzle. A national register of every private landlord and every rented property in England is coming, and registration is not optional.
If you let a property in Virginia Water or on the Wentworth Estate, here is what you need to know.
If you would like to talk through your options or find out more about our fully managed lettings service, call us on 01344 843000 or email us. We are always happy to help.
What is the new landlord register?
On 9th September 2026, the government confirmed the launch of the Private Rented Sector Database, created under the Renters’ Rights Act 2025. Every private landlord in England must register themselves and each property they let on the new database. The registration fee is £65 per property per year, renewed annually.
Landlords MUST start and end the registration themselves – Letting Agents cannot carry out this part of the process, but we do expect to be able to help with the information provision of the bulk of the application. The Government will issue those guidelines later this year.
To complete registration you will need to provide quite a lot of information including your gas safety certificate, your electrical installation condition report and your Energy Performance Certificate. For many landlords, checking whether those documents are current is the most important practical step to take right now. Renewing lapsed certificates will cost considerably more than the registration fee itself.
Once your region opens for registration, both landlords and letting agents will be required to include the registration number on all property advertisements.
When does it affect Virginia Water landlords?
The rollout begins on 15th December 2026 in the West Midlands and moves region by region across England throughout 2027. The South East, which covers Virginia Water and the Wentworth Estate, is expected to open on 15th March with a deadline of 14th June 2027 to register.
There is time to prepare. But given the compliance documents required and the penalties involved, sooner is better than later.
What are the consequences of not registering?
A first breach carries a civil penalty of up to £7,000. Repeat or serious breaches, including providing false information, can result in fines of up to £40,000 and potential criminal prosecution. Where existing selective licensing schemes already apply, landlords could find themselves facing multiple fines for the same property.
The most significant practical consequence, however, is this. If you are not registered, you cannot obtain a possession order against a tenant, except on anti-social behaviour grounds. For any landlord who has ever needed to regain possession of their property, that is a sanction worth taking seriously.
Are some Landlords Exempt?
Yes – Non-housing act tenancies (in particular, those where rents are over £100,000 a year) are exempt, for now.
Empty properties are also exempt.
What else has changed this year?
The register does not sit in isolation. Since May 2026, the private rented sector in England has changed considerably and landlords in Virginia Water need to be aware of the full picture.
Section 21 no-fault evictions are gone. Landlords must now use Section 8 and have a specific legal reason to seek possession. All tenancies are now periodic from day one, meaning there are no fixed end dates and the tenancy continues until ended lawfully through the correct process.
Rent increases are now limited to once per year and require at least two months’ notice using a prescribed government form. Rental bidding is now illegal. Landlords must advertise the true asking rent and cannot invite or accept offers above the advertised price. And from May, landlords can no longer issue a blanket refusal to a tenant who asks to keep a pet. Each request must be considered on its merits and any refusal given in writing with a reason.
Looking ahead, a new Private Rented Sector Ombudsman service is also coming, which all landlords will be required to join. The Decent Homes Standard and Awaab’s Law, which sets stricter rules around damp and mould, are expected to follow in due course.
What should landlords in Virginia Water do now?
The registration deadline for the South East is not until mid-2027, so there is no need to act in a panic. But there is genuine value in being prepared rather than reactive.
Start by checking your gas safety certificate, your electrical installation condition report and your EPC. Make sure your tenancy agreements and processes reflect the changes that came in on 1 May. And if you are not entirely sure whether everything is in order, speaking to someone who knows this market and these regulations well is always a sensible first step.
Landlords in Virginia Water and on the Wentworth Estate have consistently benefited from strong tenant demand, particularly from families relocating to the area for the schools and from overseas buyers who choose to rent before purchasing. That demand has not changed. But the framework around letting property has, and being on top of it matters.
How Barton Wyatt can help
We have been managing properties in Virginia Water for three generations and we stay on top of every regulatory change so our landlords do not have to. Our fully managed lettings service covers everything from finding the right tenant and handling compliance to day-to-day management and the upcoming registration process when the South East window opens.
If you would like to know more, or simply want a conversation about how the new rules affect your property, call us on 01344 843000 or email us. We are here and we are happy to help.
About Barton Wyatt
Barton Wyatt has been a trusted name in Virginia Water for three generations. Based right here in the village, we understand the lifestyle, the schools, the streets and what draws people to choose this area above all others.
Whether you are buying, selling or letting, now is an excellent time to have a conversation. Call us on 01344 843000 or email us to arrange a free valuation and find out what your home could achieve this autumn.
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If you are thinking of moving in or out of the area, take a look at our catalogue of properties for sale in Virginia Water and the surrounding areas. If you’d like to speak to someone about properties to let in Virginia Water, a member of our expert team would be happy to help. You can call us on 01344 843000 or email us. You can also follow us on Facebook, Instagram and LinkedIn to stay updated.
