The second phase of the Renters’ Rights Act focuses on building a framework for accountability and easy dispute resolution, ensuring that the increased tenant rights from Phase 1 are properly enforceable.
This phase introduces two landmark measures: the Private Rented Sector (PRS) Database (the mandatory landlord register) and the PRS Landlord Ombudsman Service.
1. The Private Rented Sector (PRS) Database
This will be a national, mandatory register for all private landlords and their properties in England, moving away from the current patchwork of local licensing schemes.
| Feature | Timeline | Details and Impact |
| Rollout Commencement | Late 2026 (Staggered Regional Rollout) | The government plans to roll out the registration process on a regional, staggered basis starting in late 2026. This allows local authorities and the government to test the system before a national implementation. |
| Registration Requirement | Mandatory from Regional Launch Date | All private landlords will be legally required to sign up and pay an annual fee (the fee amount will be confirmed closer to launch). This applies whether they manage the property themselves or use a letting agent. |
| Information Required | Detailed Property & Landlord Data | Landlords must provide key information for each property, including: * Full address and type (flat/house). * Landlord contact details. * Compliance certificates (Gas Safety, EICR, EPC). * Confirmation of whether the property is furnished and occupied. |
| Purpose & Enforcement | Greater Transparency | The database’s primary goal is to provide Local Authorities with a comprehensive list of all rental properties in their area, making it easier to identify and take action against non-compliant or ‘rogue’ landlords. Certain information will be publicly accessible for tenants to check if a landlord is registered. |
2. The Private Landlord Ombudsman Service
This new, mandatory redress scheme will be a vital tool for tenants, offering a swift, cheap, and impartial way to resolve disputes without having to go through the court system.
| Feature | Timeline | Details and Impact |
| Scheme Establishment | In Development (Ongoing 2026) | The government will appoint an administrator to run the service, which will take time to set up and scale up the necessary infrastructure. |
| Mandatory Membership | Expected 2028 | While the scheme’s development begins sooner, landlords will not be mandated to join until the government is confident the Ombudsman is ready to handle the volume of the entire private rented sector. The deadline for mandatory membership is currently anticipated in 2028. |
| Remit | Covers Tenant Complaints | The Ombudsman will investigate complaints about property standards, repairs, non-compliance with the new tenancy rules, and other tenancy-related issues. The key is that the complaint must have first been raised with the landlord and remain unresolved. |
| Dispute Resolution | Binding Decisions | The Ombudsman will have the power to make binding decisions that landlords must comply with. This can include: * Requiring the landlord to carry out specific repair work. * Issuing apologies. * Paying compensation to the tenant. |
Timeline Summary for Key Phase 2 Measures
| Measure | Target Start Date | Notes |
| Local Authority Investigatory Powers | 27 December 2025 | Councils gained stronger powers before the main Phase 1 start date to prepare for enforcement. |
| Phase 1 Reforms (Section 21 Abolition) | 1 May 2026 | The core tenancy and eviction reforms take effect for all new and existing tenancies. |
| PRS Database (Registration) | From Late 2026 | Initial, regional rollout begins. Mandatory registration for all landlords follows in stages. |
| Landlord Ombudsman | Mandatory by 2028 | Full mandatory membership is expected to be phased in after the Database is operational, giving the Ombudsman time to scale up. |
These subsequent phases are intended to provide the necessary enforcement tools to underpin the radical changes made in Phase 1, creating a more professional and accountable rental market.
