Portfolio planning report
Portfolio Readiness Report
Portfolio report
10,000 homes · Generated 3 November 2026
59.7%modelled register-ready
Basis: max(0, 1 − combined certificate and licence gaps ÷ homes). Gaps may overlap; this is not a verified compliance rate.
1. Summary
Annual register fees£650,00010,000 homes × £65 per year. Not the initial, pro-rated rollout payment.
Records to submit130,00010,000 homes × 13 information categories (planning assumption).
Days to your first window73 daysEast of England opens 15 January 2027; compared with 3 November 2026.
Your busiest window is London, opening 15 July 2027: about 462 registrations a week for 13 weeks.
We estimate 4,030 homes (40.3%) will be missing certificate or licence data when their window opens.
The gap total adds certificate and licence gaps and may count the same home twice. It is an illustrative workload estimate, not a verified count of distinct homes or legal compliance.
Modelled register-ready rate: 59.7%. Basis: maximum of zero and 1 − combined gap total ÷ homes.
2. Your register timeline
Windows apply to England. Workload assumes an even spread across 13 weeks and 65 working days; no bank-holiday adjustment. These are planning rates, not required daily quotas. Early registration across regions is permitted under the guidance.
Teal marks the busiest region by modelled weekly registrations. The table below contains the same regional dates and workload figures.
| Region | Homes | Opens | Deadline | Per week | Per working day |
|---|
| East of England | 1,500 | 15 January 2027 | 14 April 2027 | 115.4 | 23.1 |
|---|
| South East | 2,500 | 15 March 2027 | 14 June 2027 | 192.3 | 38.5 |
|---|
| London | 6,000 | 15 July 2027 | 14 October 2027 | 461.5 | 92.3 |
|---|
3. Your likely gaps
Homes missing certificates3,880Round(10,000 × (1 − 85% × 80% × 90%)). Coverage assumed independent.
Licence numbers missing150Round(500 licensed homes × (1 − 70%)).
Total likely gaps4,0303,880 certificate gaps + 150 licence gaps. Overlap is not deduplicated.
Gaps per person in your team671.74,030 combined gaps ÷ 6 people.
Illustrative exposure£28,210,0004,030 combined gaps × £7,000. Missing records do not automatically constitute separate breaches.
Theoretical maximum at the first-breach civil penalty level (up to £7,000 per breach). An illustration of scale, not a forecast.
Agents who market or let a home for an unregistered landlord can face the same penalties, and an unregistered landlord cannot obtain a possession order except on anti-social behaviour grounds.
Application depends on commencement, statutory conditions and exceptions. The government guidance says advertising requirements will come into force later; registration rollout is not the commencement date for every provision. Obtain legal advice for a specific case.
4. Your cost of evidence
Add your inspection figures in Step 2 to see this section.
5. Your self-assessment
0 out of 15: Material exposure - start this month.
Basis: one point per Yes. 0 answered; 15 not answered. Unanswered questions count as No for scoring, not as confirmed failures. Bands are the supplied planning rubric, not market benchmarks.
Your data
Q1. We know exactly how many let homes we manage in each register region. [not answered]
Recommended action: Map every managed home to its register region by postcode, and keep the region on the property record.
Q2. For every home with gas, we can show a current gas safety record. [not answered]
Recommended action: List gas-fitted homes with no record from the last 12 months, and book checks before your window opens.
Q3. For every home, we can show a valid electrical report. [not answered]
Recommended action: List homes with no EICR or EIC on file, or one older than five years, and book them in date order.
Q4. For every home, we can show a valid EPC and know its rating. [not answered]
Recommended action: Find homes with no EPC or an expired one, and flag any below C ahead of the proposed 2030 standard. Check the latest rules and exemptions.
Q5. We know which homes need an HMO, additional or selective licence, and we hold the numbers. [not answered]
Recommended action: Check every home against local licensing schemes, and collect missing licence numbers from landlords.
Q6. Bedrooms, occupants and rent agree across all of our systems. [not answered]
Recommended action: Choose one system as the source of truth for bedrooms, occupants and rent, and reconcile the others to it.
Q7. We are alerted at least 60 days before any certificate expires. [not answered]
Recommended action: Set expiry alerts at 90 and 60 days, each routed to a named owner.
Your evidence
Q8. Our check-in and check-out reports record cleanliness as well as condition. [not answered]
Recommended action: Add cleanliness to every check-in and check-out template, room by room.
Q9. We can pull a matched check-in and check-out pair for any home in under a minute. [not answered]
Recommended action: Store check-in and check-out reports against the property record, not in email or a clerk's portal.
Q10. Every damp or mould report has a dated trail: reported, inspected, fixed. [not answered]
Recommended action: Log every damp or mould report with dates for report, inspection and fix, and photos at each stage.
Q11. We could produce a full evidence bundle for a Section 8 claim within one working day. [not answered]
Recommended action: Build a standard evidence bundle template and test it on one live case.
Your people and process
Q12. Our landlords know their register window, the £65 fee and what we will provide. [not answered]
Recommended action: Send landlords a short note: their window, the £65 annual fee, what you will supply and what they must do. Explain rollout pro-rating.
Q13. We have a written process that stops us marketing a home whose landlord is not registered. [not answered]
Recommended action: Add a "landlord registered" check before any home can be marketed, in preparation for the advertising requirement coming into force.
Q14. We have mapped our staff and directors against Level 3 and Level 4 qualifications. [not answered]
Recommended action: List staff in regulated roles and all directors, and record their qualifications against Level 3 and Level 4. Confirm which requirements apply to your organisation.
Q15. Our board sees a register-ready rate, by region, every month. [not answered]
Recommended action: Add the register-ready rate, by region, to the monthly board pack.
6. Your 90-day plan
Compressed plan: 3 November 2026 to 14 January 2027.
Basis: aim to finish the day before your first regional opening, starting 89 days earlier. If that start has passed, start today and compress the phases. If the opening has passed, show a clearly labelled 90-day recovery plan instead.
Your first window opens in 73 days. Compress the plan, or start with the region that opens last.
Phase 1 — Find the gaps | 3 November 2026 to 26 November 2026
Export every managed home; match homes to certificates; score readiness by region; name one owner per region.
Gate: Operations Director signs the baseline.
Phase 2 — Close the gaps | 27 November 2026 to 20 December 2026
Book renewals due before the window; chase missing licence numbers; link inventories to each home; brief landlords on the register.
Gate: 90% ready in East of England.
Phase 3 — Make it routine | 21 December 2026 to 14 January 2027
Alerts 90 days before expiry; align check-in and check-out templates; monthly readiness report to the board; rehearse a council evidence request.
Gate: readiness rate in the board pack.
| Responsibility | Owner |
|---|
| Data baseline and register-ready rate | Operations Director |
|---|
| Certificate renewals and contractor scheduling | Compliance or property management lead |
|---|
| Inspection templates and evidence quality | Head of inspections |
|---|
| Landlord communication | Lettings or client services director |
|---|
| Monthly board reporting | Operations Director |
|---|
7. Questions for your team
1. East of England opens first for us on 15 January 2027. Who owns it?
2. What would it take to reach 90% register-ready before that date?
3. Where does the proof for one home live today, and how long does it take to put together?
4. What did our evidence cost us last year, including disputes we lost?
5. If a council officer or the new regulator asked tomorrow, what would we show them?
8. Method and assumptions
Government source: https://www.gov.uk/guidance/register-your-rental-property-service-guidance-for-landlords (published 29 October 2026). Annual register fee £65 per property; regional windows of three months. Initial rollout fees are pro-rated; the annual total here is not an initial invoice.
The model uses 13 information categories per home as the supplied planning assumption. The linked guidance lists information requirements but does not enumerate them as exactly 13 mandatory records.
Civil penalties: up to £7,000 for failing to register; up to £40,000 for continuing or repeated breaches of certain requirements or knowingly or recklessly providing false or misleading information. These are statutory maxima, not automatic fines.
Gas safety checks annual; electrical reports at least every five years (or earlier where the report requires); EPCs normally valid for ten years. Check applicability and exemptions.
Annual fees = homes × £65. Data points = homes × 13. Regional homes = homes × regional percentage ÷ 100. Regional weekly load = regional homes ÷ 13; working-day load = regional homes ÷ 65. The busiest region has the highest weekly load; the first region is the earliest opening with a positive share.
Days to first window = calendar days from the generated date to the first opening. After opening, show days to the deadline; after the deadline, show days overdue.
"Certificates current" assumes gas, electrical and EPC coverage are independent of each other. Certificate-ready share = gas percentage × electrical percentage × EPC percentage, each divided by 100. Homes missing certificates = rounded homes × (1 − certificate-ready share).
Licence gaps = rounded licensed homes × (1 − licence-number percentage ÷ 100). Combined gaps = certificate gaps + licence gaps; a home can occur in both. Register-ready rate = maximum of 0 and (1 − combined gaps ÷ homes). Gaps per person = combined gaps ÷ compliance people. Illustrative exposure = combined gaps × £7,000.
Inspections per year = rounded homes × (turnover percentage ÷ 100 × 2 + routine visits per home). Inspection spend = inspections × cost per inspection. Admin hours = inspections × admin minutes ÷ 60; admin cost = admin hours × hourly cost. Dispute loss = disputes × lost percentage ÷ 100 × average amount at stake. Total evidence cost = inspection spend + supplied admin cost + supplied dispute loss. Per-door annual cost = total ÷ homes; monthly cost = annual per-door cost ÷ 12.
Self-assessment: one point for each Yes; No and unanswered score zero. 13–15: Ahead of the market; 9–12: Sound foundations with real gaps; 0–8: Material exposure - start this month. These are labels, not measured comparisons with other operators.
Plan end = first opening minus one day. Plan start = end minus 89 days, or today if that start has passed. Normal phases are days 1–30, 31–60 and 61–90. Compressed phases divide the available days into thirds. Once the first opening is past, use a 90-day recovery plan starting today.
No invented benchmarks, Inspect360 pricing, or projected savings. All figures use your inputs and the disclosed model. Figures are rounded for display; totals use unrounded calculations. Your portfolio data stays in your browser unless you explicitly request email delivery.
Based on draft regulations and government statements as at November 2026. Not legal advice.