The Renters’ Rights Act: What’s Coming Next

Throughout this series, we’ve looked at the key changes introduced by the Renters’ Rights Act - from tenancy structures and possession through to rent increases, marketing rules and property standards.

However, the Act is not just about changing how tenancies operate. It also introduces new infrastructure across the private rented sector, designed to increase transparency, accountability and consistency.

In this final article, we look at what’s coming next, including the PRS Database, Landlord Ombudsman and wider regulatory direction, and what landlords should be thinking about now.

The Private Rented Sector (PRS) Database

One of the most significant structural changes is the introduction of a mandatory national database for landlords and rental properties.

The government has confirmed that:

• All private landlords will be required to register themselves and their properties
• Registration will begin from late 2026, with a phased rollout
• Landlords will be required to pay an annual fee (amount to be confirmed)

The database is expected to include:

• Landlord contact details
• Property information (address, type, occupancy)
• Safety information (gas, electrical and EPC certificates)

What this means in practice

For landlords, this represents a shift towards:

• Greater visibility of compliance
• Easier identification of non-compliant properties by local authorities
• A more structured, standardised approach to managing property information

For those already operating professionally, this is largely a formalisation of information that is already held - but it will need to be organised and kept up to date.

The PRS Landlord Ombudsman

Alongside the database, the government will introduce a mandatory ombudsman scheme for private landlords.

The current expectation is that:

• The Ombudsman will be introduced after the database rollout begins
• Landlords will be required to join the scheme, likely around 2028
• Membership will be mandatory and funded by landlords

The Ombudsman will:

• Provide a route for tenants to raise complaints
• Offer dispute resolution without court involvement
• Provide guidance to landlords on handling issues early

What this means in practice

This introduces a new layer of accountability, but also a potential benefit:

• Disputes may be resolved earlier and more informally
• Landlords will have access to clearer guidance and processes
• There may be fewer cases escalating to court where issues are handled properly

However, it also means landlords will need to be:

• Consistent in how complaints are handled
• Able to demonstrate fair and reasonable decision-making
• Confident in their documentation and communication

A more connected regulatory framework

One of the key themes across the Renters’ Rights Act is that the different elements are increasingly linked together.

For example:

• Property compliance feeds into enforcement and disputes
• Rent increases rely on clear documentation and evidence
• Possession may be influenced by overall landlord conduct
• Marketing sets the tone at the start of the tenancy

The introduction of the database and ombudsman ties these elements together by making information more visible and disputes easier to escalate.

What landlords should be thinking about now

While some of these changes will not be fully implemented for several years, the direction of travel is clear.

Landlords should be focusing on:

• Ensuring all property and compliance information is accurate and accessible
• Maintaining clear records of communication, maintenance and decisions
• Handling tenant issues consistently and professionally
• Reviewing how complaints are managed and resolved

For many landlords, this is less about changing strategy and more about tightening processes.

Final thoughts

For most landlords, the direction of travel should feel familiar.

The Act does not fundamentally change the core principles of good letting - providing a well-maintained property, charging a fair market rent and managing tenancies professionally.

What it does do is increase the structure, visibility and accountability around those principles.

Landlords who already operate in this way are likely to find the transition manageable. Those relying on informal processes or inconsistent practices may find the new framework more challenging.

As with each part of this series, the key message remains the same:

Preparation, documentation and professional management are now more important than ever.

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