The Renters’ Rights Act isn’t finished with you yet Here’s what’s coming next.
On 1 May 2026, the UK rental sector had its biggest shake-up in more than three decades.
Section 21 was abolished, fixed-term tenancies were replaced with rolling ones, and tenants got a long list of new rights.
If you’re a landlord, you’d be forgiven for thinking the hard part is over. But the Renters’ Rights Act isn’t finished with you yet.
Phase 1 · Done
What’s changed since May
Here are some of the key changes that came into effect with Phase 1 of the Renters’ Rights Act…
- Section 21 is gone
- No fixed terms
- Rent increase capped
- Bidding wars are banned
- Advance rent is limited
- Anti-discrimination rules
What’s coming next?
Most landlords think the hard part is over. It’s not. Phase 2 is coming. So what’s changing?
01
The PRS database
The biggest change coming in Phase 2 is a new national database of every privately rented property in England, known as the PRS (private rented sector) database.
It will be rolled out region-by-region from December 2026 (starting with the West Midlands) – every region should be live by late 2027. Once your region goes live, you’ll have a set window in which to register.
Registration is mandatory for every landlord and has to be renewed for each property annually.
What it will cost
£65
per property, per year.
For one or two properties, that’s small. Across a portfolio of ten, it’s £650 a year, every year. So it’s a figure that belongs in your cash flow projections.
What you’ll need to provide
When you register, you’ll need to dig out:
- Your contact details and the property’s full address
- The type of property (flat or house) and number of bedrooms
- Whether it’s tenanted and whether it’s furnished
- The current rent
- Your safety certificates: gas safety, electrical safety (EICR) and EPC
The regulations also allow the government to require you to keep your entry up to date whenever something changes, such as a new rent or a renewed certificate.
02
The landlord ombudsman
The other big arrival in Phase 2 is the introduction of a landlord ombudsman – an independent body tenants can complain to if they feel a landlord has treated them unfairly.
Membership is expected to become compulsory in 2028. So that’s one more membership to budget for (the fee hasn’t been confirmed yet).
This is what gives the Act its teeth. Until the ombudsman exists, a tenant who’s been unreasonably refused permission to keep a pet, for example, has nobody to complain to. From 2028, they will.
What it will do
- Investigates tenant complaints, free of charge
- Reaches binding decisions
- Makes orders for remedies, including apologies, information, corrective action and financial compensation
- Membership will be compulsory for private landlords
Let us walk you through it
Watch Rob D break down everything coming in Phase 2 of the Renters’ Rights Act, and what it means for you as a landlord.
“The sector is changing shape. And how that affects you depends on what kind of landlord you are.”
When is it all happening?
Here’s where things stand, and what’s still to come.
-
1 May 2026
Phase 1 of the Renters’ Rights Act came into effect
In force - We are here
-
From late 2026
PRS database regional rollout begins
Expected -
2028 (expected)
Landlord Ombudsman becomes mandatory
Expected -
2030
EPC C minimum standard
Target -
Phase 3
Decent Homes Standard and Awaab’s Law
TBC
What does this mean for you?
The direction is clear. Being a landlord is becoming a professional job – more admin, closer oversight, and far less room for doing things on the back of an envelope.
If you run your properties well, none of this should worry you.
The database will take ten minutes to register. The ombudsman won’t trouble you if you already treat tenants fairly. The changes reward the people who were doing things right all along.
But there’s no getting away from the fact that the workload is increasing. And for landlords with a portfolio, those small tasks add up quickly. The landlords who thrive from here won’t be the ones who had the biggest portfolios or the best properties. They’ll be the ones who run the tightest ship.
Free checklist
Renters’ Rights checklist
So what can you do to stay on the right side of the Renters’ Rights Act? We’ve put together a checklist that tells you exactly what you need to do next.
Frequently asked questions
What is the Renters’ Rights Act?
The biggest change to the UK rental sector in over three decades. Phase 1 took effect on 1 May 2026, abolishing Section 21 evictions and replacing fixed-term tenancies with rolling ones. Phase 2, including a mandatory national database and landlord ombudsman, is being rolled out from late 2026.
What changed for landlords on 1 May 2026?
Section 21 no-fault evictions were abolished. All tenancies converted to periodic rolling tenancies. Tenants can now give two months’ notice at any time. Rent can only be increased once a year via a Section 13 notice. Bidding wars are banned, and landlords cannot accept more than one month’s rent in advance.
What is the PRS database?
A mandatory national register of every privately rented property in England. It launches from December 2026, starting with the West Midlands, with full coverage expected by late 2027. Registration costs £65 per property per year. Without it, landlords cannot advertise their property or pursue possession through the courts.
What information do landlords need to register?
Contact details, property address, property type, number of bedrooms, tenancy and furnishing status, current rent, and copies of gas safety, EICR and EPC certificates. Any changes must be updated within 28 days.
What is the landlord ombudsman?
An independent body that tenants can complain to if they believe their landlord has treated them unfairly. Membership is expected to become compulsory in 2028. The fee has not yet been confirmed.
What happens if a landlord doesn’t register on the PRS database?
Fines of up to £7,000. Once fully rolled out, unregistered landlords will not be able to advertise their property on rental portals or pursue possession through the courts.
Do I need to register if I use a letting agent?
Yes. The legal duty sits with you as the landlord, even if your agent handles the registration on your behalf.
When do I need to act?
You have time, but don’t leave it to the last minute. Get your certificates and property details together now, so registering takes minutes when your region goes live.