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Report maintenance Renters’ Rights Act Phase 2: Key Changes for Landlords
The first phase of the Renters’ Rights Act came into force on 1st May 2026, bringing some of the biggest changes to the private rented sector in years. Section 21 is gone, fixed-term tenancies now follow the new periodic system, and landlords and agents already have plenty to manage.
But there’s more to come.
Attention is now turning to Phase 2, which will introduce two more significant changes for landlords: the new Private Rented Sector Database and a mandatory Landlord Ombudsman.
Neither is in force just yet, and there are still some details we’re waiting for. But we now have a much clearer idea of what’s coming, when it’s likely to happen, and what landlords can start doing now to prepare.
When will Phase 2 start?
The Government plans to begin the first stage of Phase 2 in late 2026. However, the Government has not confirmed a start date.
Unlike the tenancy reforms in May, the new PRS Database won’t simply go live across England on the same day. The plan is to introduce it gradually, region by region.
Landlords in our area should have more notice before registering. We expect further Government guidance as the rollout gets closer.
For now, there’s nothing landlords need to register for. But it’s worth knowing what information you may need to provide.
What Is the New PRS Database?
The Government is creating a national database covering private landlords and their properties in England.
Once introduced, all landlords will need to register.
Landlords will need to provide information about themselves and each property they let. Current guidance suggests this will include:
- Landlord contact details, including details for joint landlords where applicable
- The property address and property type
- Number of bedrooms and information about its occupancy
- Whether you let the property furnished or unfurnished
- Gas Safety Certificate
- Electrical Installation Condition Report (EICR)
- Energy Performance Certificate (EPC)
There will also be an annual registration fee, although we don’t yet know how much that will be.
The database will eventually contain information about enforcement action too, including banning orders, convictions and other regulatory penalties.
Every Landlord and Property Will Have an ID
Once registered, landlords and individual properties will each receive a unique identifier.
This will be particularly important when marketing properties, as advertisements will need to include the relevant registration details.
Letting agents will also need to check that landlords and their properties are correctly registered before marketing them.
So, once the rules are in force, registration won’t just be another piece of paperwork. It will become part of being able to legally advertise and let a property.
What Happens If a Landlord Doesn’t Register?
This is where the new system has some teeth.
Landlords could face a civil penalty of up to £7,000 for failing to register or advertising an unregistered property.
For repeated breaches or deliberately providing false or misleading information, penalties can rise to £40,000, with criminal prosecution also possible.
There’s another important consequence too.
Landlords who fail to register may be unable to obtain a possession order until they meet the registration requirements. Limited exceptions apply, including certain anti-social behaviour grounds. This makes registration an important part of your compliance checklist.
What About the New Landlord Ombudsman?
The other big part of Phase 2 is the introduction of a mandatory PRS Landlord Ombudsman.
The idea is to give tenants access to an independent complaints and dispute-resolution service without having to take a landlord to court.
Importantly, the Government plans to introduce the Ombudsman separately from the PRS Database.
The Government wants the two systems to work together, which should reduce the amount of duplicate registration and administration landlords have to deal with.
The first step will be appointing the organisation that will run the scheme. The Government currently expects to make Ombudsman membership mandatory for all landlords in 2028, once the service is ready.
Landlords will have to pay an annual fee to fund the Ombudsman, although, again, we don’t yet know what that fee will be.
Once membership becomes compulsory, failing to join could lead to civil penalties of up to £7,000, rising to £40,000 or prosecution for repeated breaches.
In Practical Terms, What Should Landlords Do Now?
There isn’t an application form to fill in yet, and there isn’t a registration deadline to put in the diary.
So there’s no need to panic about Phase 2. But there are a few sensible things worth doing now.
Make sure your compliance paperwork is in order. Keep your Gas Safety Certificates, EPCs and EICRs current and easy to access, as you’ll likely need them when registering.
Keep an eye on expiry dates. Once the database is operating, staying on top of certificate renewals is likely to become even more important. A good compliance tracking system now will save headaches later.
Keep good property records. Clear records of maintenance reports, repairs and tenant communication will help you respond effectively if a tenant escalates a complaint.
And finally, don’t rush to register for anything yet. The Government is still developing the detailed regulations and guidance, so some practical requirements may change before launch.
Do We Manage Your Property?
If we fully manage your property, this is exactly the kind of regulatory change we’ll be keeping on top of for you.
We’re monitoring Phase 2 and will advise landlords once the Government confirms the registration process for our region.
In the meantime, we already hold and monitor much of the property compliance documentation expected to be required as part of the new database, including safety certificates and tenancy records.
If you self-manage properties outside our service, now is a good opportunity to check that your records are complete and that you have a reliable way of monitoring renewal dates.
What Happens Next?
There are still a few important gaps in the detail.
The Government hasn’t confirmed the PRS Database launch date, annual registration fee, or final charging structure for the Ombudsman.
What we do know is the direction things are heading: mandatory registration, mandatory redress and much greater visibility of landlord and property compliance.
For now, we’d treat late 2026 as the point to be ready for, rather than a deadline to do anything immediately.
We’ll keep you updated as soon as the Government confirms the next stage of the rollout.
If you’re a landlord and you’re unsure whether your current compliance records are ready for the changes ahead, we’re always happy to have a conversation.
Will you be fined £30,000?
The latest Minimum Energy Efficiency Standards (MEES) mean that landlords in England and Wales must ensure all private rental properties reach a minimum EPC rating of Band C by 1st October 2030. Any that don’t meet this could be fined up to £30,000 by their local council.
2030 may seem far away, but it takes time to plan and install what’s needed. So, if you want to avoid the fines, it’s best to get started now. And the best place to start is an Energy Efficiency Plan from Retrofit West. Prices start at £80 per property and include a FREE EPC.
A Landlord Energy Efficiency Plan will tell you exactly what your property needs to reach EPC C, in what order and what it’ll cost. As well as, how to navigate compliance, cost caps and exemptions.
Free advice is always available first, so we can talk through what you need.
This article provides general information based on our understanding of the Renters’ Rights Act and implementation plans. It does not constitute legal or professional advice. Requirements may change as further regulations and Government guidance are published.
