Renters' Rights Act Phase 2 Rolls Out: Database and Ombudsman Coming Late 2026
The second phase of the Renters' Rights Act begins rolling out from late 2026, introducing a mandatory Private Rented Sector Database and a free Landlord Ombudsman service to resolve tenant-landlord disputes without court.
After major changes to the rental sector earlier this year, the Renters' Rights Act enters its next phase from late 2026, introducing a Private Rented Sector Database requiring landlords to register themselves and their properties, rolled out gradually by area, plus a free Landlord Ombudsman service to resolve tenant-landlord disputes without going to court, though full rollout isn't expected until around 2028.
Phase 1 of the Act, which came into force on 1 May 2026, abolished Section 21 "no-fault" evictions and converted all assured shorthold tenancies (ASTs) into periodic rolling tenancies. Phase 2 builds on these changes by introducing accountability and dispute-resolution tools that will reshape how landlords and tenants interact.
Key Phase 2 Elements
- Landlord registration: All private landlords must register on the new Property Portal, phased in by region
- Ombudsman scheme: Free service to resolve complaints without resorting to the courts, expected to reduce the burden on county courts
- Transparency: The database will allow tenants and authorities to verify landlord legitimacy and spot repeat offenders
These changes will affect 11 million renters and 2.3 million landlords across England. The phased rollout by area means some regions will see the database requirements earlier than others; check gov.uk or your local council for your area's implementation date.
Non-compliance carries penalties: landlords failing to register or ignoring Ombudsman orders face fines and potential court action. The scheme aims to professionalise the sector and give tenants a faster, cheaper alternative to tribunal proceedings.
For expat renters: If you're renting in the UK, Phase 2 makes it easier to resolve disputes with your landlord — you can now access a free Ombudsman instead of taking costly court action. If your landlord is unregistered by the deadline for your area, report them to your local authority. As a tenant, you have the right to challenge unfair rent increases (limited to once per year), request repairs under the Decent Homes Standard, and request pets without fear of arbitrary refusal. Keep records of all correspondence with your landlord. For landlords-investors: register early to avoid penalties; the database is a compliance requirement, not optional.
Sources
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