The Renters' Rights Act 2025 is a two-phase statute. Phase 1 (1 May 2026) brought the headline changes that have transformed the day-to-day operation of assured tenancies in England, abolishing Section 21 and ending fixed-term tenancies. Note: the Awaab's Law PRS extension is still subject to a separate commencement order, date to be confirmed by secondary legislation. Phase 2 introduces the institutional infrastructure: a comprehensive Private Landlord Database, with registration confirmed on 9 September 2026 to open on 15 December 2026 (West Midlands first, £65 per property per year, regional rollout through 2027), and a mandatory Private Rented Sector Ombudsman, whose date is still awaited.
Phase 2 represents a fundamental shift in how private landlord regulation is structured in England. For the first time, every private landlord (not just accredited landlords or those operating in selective licensing areas) will be required to register their identity and portfolio on a government database, and to belong to a mandatory dispute resolution scheme. Landlords who fail to register or join the Ombudsman scheme once the duties are live face civil penalties, rent repayment orders, and a bar on obtaining possession orders except on the anti-social behaviour grounds (Ground 7A and Ground 14).
Phase 1 vs Phase 2, what has changed and what is coming
Understanding the structure of the RRA 2025 helps landlords prioritise compliance activity:
- Phase 1 (1 May 2026), in force now: Section 21 abolished for all new and existing assured tenancies. All new tenancies must use Periodic Assured Tenancy Agreements. Awaab's Law mandatory response timeframes are expected to apply to PRS landlords, date to be confirmed. Section 13 (Form 4A) is the only lawful rent increase mechanism. The RRA 2025 Information Sheet was required for all existing tenants by 31 May 2026. Bidding-war ban, pet request right, and strengthened anti-discrimination provisions all apply
- Phase 2, first dates confirmed: The Private Landlord Database (PLD) requires all private landlords in England to register their identity, properties, and compliance details. Registration opens 15 December 2026 in the West Midlands, at £65 per property per year, rolling out region by region through 2027. The Private Rented Sector Ombudsman scheme will also become mandatory for all private landlords, on a date still to be confirmed. Once the duties are live, a landlord in breach cannot obtain a possession order, except on the anti-social behaviour grounds (Ground 7A and Ground 14)
- Announcement of 9 September 2026: MHCLG confirmed the PLD rollout under the Register your rental property service: each region gets a three-month registration window from its start date, after which councils can begin enforcement. The Ombudsman commencement order is still awaited
- Preparation window: The gap between Phase 1 and Phase 2 is the period for landlords to understand what registration and Ombudsman membership will require, to ensure their records are accurate and up to date, and to appoint agents if needed to manage registration obligations
The Private Rented Sector (PRS) Ombudsman, what landlords need to know
The PRS Ombudsman is a mandatory dispute resolution scheme established by the Renters' Rights Act 2025 that all private landlords in England must join when Phase 2 commences:
- Who must join: Every private landlord letting residential property in England under an assured tenancy must be a member of the PRS Ombudsman scheme. This includes single-property landlords, portfolio landlords, and company landlords. Agents acting for landlords must also ensure their landlord clients are members
- What the Ombudsman covers: The PRS Ombudsman will handle complaints from tenants about landlord conduct, covering issues such as failure to repair, unlawful eviction, harassment, failure to protect deposits, and non-compliance with tenancy agreement obligations. Landlords must investigate and respond to tenant complaints within set timeframes before the Ombudsman can be invoked
- Binding decisions: Ombudsman decisions will be binding on landlords (subject to any appeal rights). The Ombudsman can award compensation to tenants and require landlords to take corrective action. Non-compliance with an Ombudsman decision will be a ground for further enforcement action
- Membership fee: Landlords will be required to pay an annual membership fee to the PRS Ombudsman scheme. The fee structure has not yet been published but is expected to be proportionate to portfolio size
- Possession restriction for non-members: Once the membership duty commences, a landlord who is not a member of the PRS Ombudsman scheme will be unable to obtain a possession order, except on the anti-social behaviour grounds (Ground 7A and Ground 14). The restriction bites on the possession order, not on serving the notice
- Agents must check client membership: Letting agents acting for private landlords will have obligations to verify that their landlord clients are registered on the Private Landlord Database and are members of the PRS Ombudsman scheme before accepting instructions to manage or let a property
The Private Landlord Database (PLD), registration obligations
The Private Landlord Database is a national register of all private landlords and their residential properties in England:
- Mandatory registration, dates confirmed: Every private landlord in England with at least one residential let property must register on the Private Landlord Database. Registration opens 15 December 2026 in the West Midlands and reaches every English region, region by region, through 2027. The fee is £65 per property, per year, and the deadline follows the property's location, not the landlord's. Registration covers the landlord's identity, all let properties, and key compliance information
- What must be registered: The landlord's name, address, and contact details. All let residential properties (by address). Evidence of compliance with key obligations, including EPC rating, gas safety certificate, EICR, and deposit protection confirmation. The database is expected to require periodic renewal and updating
- Tenant access: Prospective and current tenants will be able to search the Private Landlord Database to verify whether a landlord is registered and to check compliance records. This creates a reputational incentive for landlords to maintain compliant records
- Enforcement: Local housing authorities will have access to the database and will be able to use it to identify non-registered landlords, trigger enforcement action, and correlate registration data with complaints and licensing records
- Possession restriction for non-registration: Once the duty to register is live in your region, a landlord in breach cannot obtain a possession order, except under Ground 7A or Ground 14 (tenant anti-social behaviour). The restriction bites on the possession order, not on serving the notice
- Agent obligations: Letting agents managing properties on behalf of landlords will be required to verify that all managed properties are registered on the PLD. Agents who knowingly manage unregistered properties will face their own enforcement exposure
What landlords should do now to prepare for Phase 2
Although Phase 2 has not yet commenced, there are immediate preparation steps every landlord should take:
- Audit your portfolio records now: Ensure you have current, accurate records for every let property, EPC certificates (valid for 10 years), gas safety certificates (annual), EICR reports (5-year cycle), and deposit protection confirmation. These are expected to be required for PLD registration
- Check compliance with Phase 1 obligations: Phase 2 enforcement will be more sophisticated with a national database. Landlords with outstanding Phase 1 compliance gaps, unserved Information Sheets, no PAT agreement for new tenancies, or Section 21 notices still served, should resolve these immediately
- Ensure your details are correct with HMRC: The Private Landlord Database is likely to cross-reference with HMRC's Let Property Campaign data. Ensure your rental income is correctly declared in your Self Assessment tax return before registration is required
- Speak to your letting agent: If you use a letting agent, discuss Phase 2 obligations now. Your agent will need to verify your PLD registration status and Ombudsman membership, and may need updated authorisation documentation
- Consider professional compliance review: Before Phase 2 commences, a portfolio compliance review covering all required certificates, tenancy agreements, and compliance records is advisable, particularly for portfolio landlords with multiple properties
- Monitor government announcements: The commencement date for Phase 2 will be set by statutory instrument. Monitor MHCLG (Ministry of Housing, Communities and Local Government) announcements and the GOV.UK website for the publication of Phase 2 commencement orders
Impact on letting agents
Phase 2 of the RRA 2025 creates significant new obligations for letting agents as well as landlords:
- Agent registration requirements: Letting agents will face their own registration and compliance obligations under Phase 2. The detail of agent-specific requirements is expected to be set out in secondary legislation (regulations)
- Duty to verify landlord status: Agents will be obligated to verify that landlord clients are registered on the Private Landlord Database and are PRS Ombudsman members before accepting instructions, advertising a property, or managing a tenancy
- Redress scheme continuation: Letting agents are currently required to belong to one of the approved property redress schemes (Property Ombudsman or Property Redress Scheme). These obligations continue alongside the new PRS Ombudsman, which is specifically for landlord-tenant disputes
- Client money protection: CMP obligations for letting agents continue and are unaffected by Phase 2 of the RRA 2025
Frequently asked questions
When does Phase 2 of the Renters' Rights Act start?+
The first Phase 2 dates are now confirmed. On 9 September 2026 the government announced that Private Landlord Database registration opens on 15 December 2026 in the West Midlands, at £65 per property per year, rolling out region by region until every English region is covered through 2027, with a three-month registration window per region. The mandatory PRS Ombudsman membership date has not yet been confirmed and will be set by a statutory commencement order; landlords should monitor MHCLG announcements.
What happens if I don't join the PRS Ombudsman scheme?+
Once the membership duty commences, a private landlord who is not a member of the PRS Ombudsman scheme will be unable to obtain a possession order, except on the anti-social behaviour grounds (Ground 7A and Ground 14). Local housing authorities can also issue civil penalties for failure to join. The restriction applies to the possession order itself, not to serving the notice.
Do I need to register on the Private Landlord Database for every property?+
Yes. Private Landlord Database registration covers all let residential properties in England, together with supporting compliance documentation (gas safety certificate, EICR or EIC, and current EPC). The fee is £65 per property, per year. Registration opens 15 December 2026 in the West Midlands and rolls out region by region through 2027; your deadline follows the property's location.
Is the PRS Ombudsman the same as the Property Ombudsman?+
No. The new Private Rented Sector Ombudsman (created by the Renters' Rights Act 2025) is a separate mandatory scheme for all private landlords letting residential property in England. The Property Ombudsman and Property Redress Scheme are existing voluntary/mandatory redress schemes for letting agents. Private landlords who are not agents are not required to belong to these agent redress schemes, they will need to join the new PRS Ombudsman scheme when Phase 2 commences.
This page is drafted against the legislation below. Always check the current text of the law before acting.
- Renters' Rights Act 2025 (legislation.gov.uk)
- Awaab's Law guidance (GOV.UK)