The Renters’ Rights Act 2025: What to Expect in Phase 2
Earlier this year, the Renters’ Rights Act faced changes which are set to reshape the rights and responsibilities of both landlords and tenants, creating the foundation for a fairer and more transparent private rented sector (PRS).
In this article, we explored the major reforms set to be in place by 1 May 2026. The government will begin rolling out Phase 2 from late 2026.
Focussing on accountability, transparency, and tenant protection, phase 2 introduces two major structural reforms that will change the way landlords and tenants interact in England: the PRS Database and the PRS Landlord Ombudsman. These will be implemented in two key stages.
Stage 1 (12–18 months before launch):
The Secretary of State will appoint a scheme administrator, who will require time to scale up the service.
Mandatory Registration for All Landlords
All private landlords will be required to register with the Database and pay an annual registration fee (amount to be confirmed).
Landlords will be legally required to provide key information for each property, which is expected to include:
- Landlord contact details, including all joint landlords
- Property information i.e. full address, property type, number of bedrooms, number of households/residents, whether occupied, whether furnished
- Safety documentation, including Gas Safety, Electrical Safety and EPC certificates. These were already legal requirements; however, they will now be collected within the new Database to allow quick and centralised access.
This system aims to improve transparency, raise standards, and give tenants reliable information about the property they are renting prior to entering any contract.
Stage 2 (Expected in 2028):
Landlords will be legally required to join the new Ombudsman scheme. The government has confirmed that landlords will receive sufficient notice before membership becomes mandatory.
The government is also exploring ways for the Database and Ombudsman to share information to reduce administrative burdens on landlords.
Wider Database Rollout & Launch of the PRS Landlord Ombudsman
Once the PRS Database is in place, public access and data‑sharing functions will be enabled. Following this, the government will launch the PRS Landlord Ombudsman, a new mandatory redress scheme for all PRS landlords.
The Ombudsman aims to:
- Provide tenants with a clear route to resolve complaints when things go wrong
- Support landlords with guidance, tools, and training to help them resolve issues early
- Operate on a fair and proportionate charging model, funded by landlords (details to follow)
What’s Next?
Phase 3: Decent Home Standards & the Awaab’s Law Extension
- The introduction of the Decent Homes Standard to the private rented sector for the first time
- The implementation of Awaab’s Law, ensuring landlords take swift action on hazards such as damp and mould
- The responsibilities and potential liability of landlords’ agents in ensuring compliance
These reforms will have a significant impact on landlords, agents, and tenants alike, and will play an important role in raising property standards across the country.
If you are a landlord, tenant, agent, or property professional and would like tailored advice on how these changes may affect you, please feel free to reach out. Our Dispute Resolution team can help guide you through your legal obligations and ensure you remain compliant as the new reforms come into effect. Please email enquiries@tsplegal.com or call 01206 574431.