What to expect in Phase 2 of the Renters’ Rights Act

The 1st May this year marked the arrival of the first phase of the Renters’ Rights Act. This included the end of Section 21 “no-fault” evictions, a move away from fixed-term tenancies, and a raft of new rules on rent rises, advance payments and pets.

If you’ve adjusted to all of the above, well done.

But there is more to come.

The Renters’ Rights Act was always designed to roll out in stages, and phase 2 begins later this year. The headline is a national landlord database, with a new Ombudsman service to follow. Neither should cause sleepless nights, but both reward a little preparation, and autumn is the sensible time to start.

Here’s what’s coming, what’s still to be confirmed, and what’s worth doing now.

The information in this blog is correct as of September 2026, but the timetable includes dates the government describes as expected rather than fixed, so treat what follows as a guide and keep an eye on GOV.UK for confirmation. This is general information, not legal advice.

The landlord database: The headline of Phase 2

The centrepiece of Phase 2 is a new national database that will record private landlords and the properties they let across England. You already have to keep records for things like gas safety and deposit protection. The new database will do something similar on a much bigger scale, by keeping key information about landlords and their rental properties in one central place.

In practice, landlords will need to create an account on the new system, register each property they let and provide some basic information about themselves and the property. There will also be an annual registration fee. The amount has not been confirmed yet, but the government says it will announce the fee closer to the launch. For now, it’s worth allowing for this cost when planning next year’s budget.

The rollout is expected to begin in late 2026, starting region by region rather than everywhere at once. So, depending on where your property is, you might register within months, or you might have more time. Registration will be mandatory for all private landlords, and failing to register will carry civil penalties.

The database is being introduced for two main reasons. First, councils will be able to use the information to identify landlords and rental properties, making it easier to take action against landlords who break the rules. Second, tenants will be able to check key information about a property and its landlord before they decide to rent it.

For most landlords who already follow the rules, the database should simply mean a little more paperwork and another annual task to keep on top of. Being registered also gives tenants a straightforward way to see that you are a legitimate landlord and that your property is on the system.

The preparation is straightforward: get your records in order now. That means having your gas safety and electrical certificates, EPCs, your own contact details, and the basic information about each property ready to hand. If everything is up to date and in one place, registration should be a straightforward form-filling exercise.

When will the Ombudsman be brought in?

The second part of Phase 2 is a new Landlord Ombudsman for the private rented sector. This will be a free service for tenants who have a complaint about their landlord, giving them a way to resolve disputes without having to go to court. Complaints could cover things such as repairs, the condition of the property or how a landlord has handled an issue.

Note that the Ombudsman will launch only after the database is up and running, and mandatory membership for landlords isn’t expected until 2028, with the government promising plenty of notice before joining becomes a requirement. So there’s nothing to sign up to yet. File this one under “on the horizon” rather than “urgent”.

A rare bit of breathing space.

Further ahead

For completeness, there will also be a third phase. This will bring Awaab’s Law and a new Decent Homes Standard into the private rented sector, meaning landlords will have to meet minimum standards for the condition and quality of their properties.

The timetable has not been finalised yet, and the government is currently proposing that the new standard will come into force in the mid-2030s. So there is nothing landlords need to do about this just yet.

Your autumn to-do list

In terms of practical steps, three things are worth doing between now and the end of the year:

Gather your paperwork. Certificates, EPCs, contact details, property information. Don’t leave them languishing in a drawer or scattered across five email threads; scan them, file them somewhere findable, and future you will be grateful whenever the database reaches your region.

Review how you’re handling rent increases. Under the new rules, these must follow the formal Section 13 route, with tenants able to challenge rises at tribunal. If you’ve been informal about increases in the past, tighten this up.

Ask whether self-managing still adds up. Every phase of the Renters’ Rights Act adds compliance, and the workload only grows from here. Plenty of landlords are deciding the admin is better handled by someone whose job it is (there’s no prize for doing it all yourself).

We’re here to help

If you’re unsure how these changes might affect your property or portfolio, or need support with managing the admin, we’re here to help. Get in touch with our team here.