Looking ahead: Phase 2 of the Renters’ Rights Act

From axing Section 21 ‘no-fault’ evictions to introducing better rights for tenants to request furry friends. Now, the government is gearing up for the next phase, which starts rolling out regionally from the 15th of December 2026, beginning in the West Midlands.

Here, we cover what’s ahead and how landlords can get organised.

Two new systems for the private rented sector

While the first phase improved tenants' day-to-day rights, the next focuses on strengthening the structural support across the industry. Although most landlords treat people fairly, unscrupulous ones can take advantage of a lack of strict rules and frameworks. Two new systems share access to key information and offer an independent complaints service.  

1. A Private Rented Sector (PRS) Database

A centralised database will list all private landlords and information on their properties, helping tenants evaluate a potential new home. Does the flat have a valid Gas Safe certificate? Has the landlord been charged with any relevant offences? The key details will be available online.

Local councils can more easily track property issues and enforce housing standards. Meanwhile, landlords benefit from a single point of reference for industry compliance, including updates on legal requirements.

The new online database is rolling out regionally across England from the 15th of December 2026, starting in the West Midlands and reaching all regions by the following autumn. All private landlords will need to sign up, pay an annual fee of £65 per property (renewed each year) and provide information such as:

• Their contact details
• The details of each rental property, such as the full address, number of bedrooms and residents, whether it’s furnished and the rent being charged
• Safety information including gas, electricity and energy performance certificates

Here are all the documents you need to gather.

2. A complaints service

Worried about the backlog for court cases? An independent Landlord Ombudsman will aim to help landlords and tenants resolve problems fairly and without any court hearings. As part of this service, landlords can access tools and guidance on dealing with tenant complaints.

This PRS Landlord Ombudsman scheme is expected in 2028, and all private landlords with assured or regulated tenancies – including landlords who use letting agents to manage their properties – must join it. (Note: this scheme is separate from the existing legal requirement to join a government-authorised redress scheme that applies to letting agents and property managers.) Landlords will pay a cost while tenants will likely get the service for free.

Here’s more on the mandatory Landlord Ombudsman scheme.

Also on the way: a new forum for rent‑increase challenges

The government has also confirmed that HMRC’s Valuation Office will take over responsibility for initial decisions on rent-increase challenges in England, moving this away from the First-tier Tribunal. For now, tenants must still apply to the Tribunal to challenge a rent increase – the government says this change could take up to two years to roll out.

A brief look at Phase 3

This third and final phase of the Renters’ Rights Act aims to raise the living standards of private rented homes, whether that’s tackling hazards like serious damp or making houses better suited to hot weather. Although the official dates are yet to be confirmed, it’s worth familiarising yourself with the upcoming changes and requirements. For example, the government will extend Awaab’s Law to the private rented sector, meaning landlords will need to fix health and safety hazards within strict timelines. Read more about changes to Awaab’s Law.

And here’s the official roadmap of changes on gov.uk.

Final thoughts

It won’t be long until the government rolls out Phase 2, when landlords must join the PRS Database and the Ombudsman scheme. We recommend making sure you’ve got the relevant documents for your properties and getting to grips with the finer details of the changes. If you’ve got any concerns about your business, find your local Winkworth office and talk to an experienced member of our team.