What is Phase 2 of the Renters' Rights Act reforms?

Phase 2 is the next stage of the reforms, expected later in 2026. It is anticipated to introduce a Private Rented Sector Database and a new Ombudsman scheme for the private rented sector. This is a preview: the detail and timing are still being confirmed, so check GOV.UK for the position that applies to you.

Phase 2 preview: the PRS Database and the Ombudsman

Q: What is the private rented sector Ombudsman?

A redress scheme intended to give tenants a route to resolve complaints about their landlord without going to court. The details of who must join and how it works are expected to be confirmed as Phase 2 is implemented.

Q: When does Phase 2 start?

No firm date should be treated as settled. Phase 2 is expected later in 2026, but the timing is still being confirmed. This page will be updated as the rules are confirmed; always check GOV.UK for the current position.

The rent and possession changes that came in on 1 May 2026 were the first phase of the Renters’ Rights Act. A second phase is expected later in 2026, introducing a Private Rented Sector Database and a new Ombudsman scheme. This is a preview of what is coming, written to be updated as the detail is confirmed – not a statement of settled rules.

Last reviewed: 1 July 2026 · Reflects the Renters’ Rights Act 2025, in force from 1 May 2026

This is a preview, not the final position. The Phase 2 measures below are expected but the detail, scope and timing are still being confirmed. Do not treat any date or requirement here as settled – always check GOV.UK for the position that applies to you before acting. We will update this page as the rules are confirmed.

What Phase 2 is expected to introduce

The Renters’ Rights Act is being brought in over more than one stage. The first stage reshaped tenancies themselves – ending fixed terms, abolishing Section 21 “no-fault” evictions, and routing every rent increase through Section 13 on Form 4A. The second stage is expected to build the infrastructure around that new system, and two measures stand out:

The Private Rented Sector (PRS) Database. A national database intended to bring transparency to the sector, expected to require private landlords to register themselves and their properties.
A private rented sector Ombudsman. A redress scheme intended to give tenants a way to resolve complaints about their landlord without going to court.

Both are widely anticipated for later in 2026, but the exact content and start dates are still to be confirmed.

The PRS Database

The database is expected to serve two broad purposes: giving tenants and enforcement bodies a clearer picture of who is letting property and on what terms, and giving landlords a single place to demonstrate they are meeting their obligations. In practice, the expectation is that landlords will need to register – and that being registered may become a practical prerequisite for parts of the letting and possession process. Precisely who has to register, what information is required, and when it goes live are the details still to be pinned down.

The Ombudsman scheme

A private rented sector Ombudsman is intended to offer tenants an independent route to raise complaints – for example about how a landlord has handled repairs or communication – and to seek a resolution without the cost and delay of court. The expectation is that landlords will be required to join the scheme, mirroring redress arrangements that already exist elsewhere in housing. As with the database, the membership requirements and the way the scheme will operate are expected to be confirmed as Phase 2 is implemented.

Who may need to register

The working expectation is that the obligations will fall on private landlords letting to assured tenants in England, but the boundaries – how different types of let are treated, and any exemptions – are not yet settled. If you let property in England, the safest assumption is that Phase 2 will apply to you in some form, while you wait for the confirmed detail. Check GOV.UK rather than relying on second-hand summaries.

How landlords can prepare now

You cannot register for a scheme that has not launched, but you can put yourself in a position to comply quickly and cheaply when it does:

Get your paperwork in order. Keep tenancy agreements, safety certificates and compliance records organised and to hand – registration and redress schemes tend to ask for exactly this.
Tighten your record-keeping now. Good records of how you handle rent increases, repairs and communication are useful in their own right and will help if a complaint ever reaches an Ombudsman.
Stay on top of the Phase 1 rules. The rent and possession rules already in force are where problems arise today. Our guides on serving a Section 13 rent increase and what makes a notice invalid cover the parts that bite now.
Watch GOV.UK for confirmation. When the database and Ombudsman detail is published, that is the source to act on – and we will update this page to match.

Meanwhile, the day-to-day rules still apply. Phase 2 does not change how you increase the rent today. That remains a Section 13 notice on Form 4A with the three date rules – check yours with the Section 13 date calculator.

Frequently asked questions

What is Phase 2 of the reforms?

The next stage of the Renters’ Rights Act, expected later in 2026, anticipated to introduce a Private Rented Sector Database and a new Ombudsman scheme. This is a preview – the detail and timing are still being confirmed, so check GOV.UK.

Will landlords have to register on the PRS Database?

The database is expected to require private landlords to register, but the scope and start date are still to be confirmed. Treat this as a preview and check GOV.UK for the confirmed requirements.

What is the private rented sector Ombudsman?

A redress scheme intended to let tenants resolve complaints about their landlord without going to court. Who must join and how it works are expected to be confirmed as Phase 2 is implemented.

When does Phase 2 start?

No firm date should be treated as settled. It is expected later in 2026, but the timing is still being confirmed. This page will be updated as the rules are confirmed; always check GOV.UK.

Is this legal advice?

No. This page is a general preview based on the position at the review date. For the confirmed rules and any action you need to take, check GOV.UK or speak to a professional adviser.

About this page. Written and maintained by James, founder of TenancyTools.uk, who runs a UK property management business working with landlords, resident management companies and tenants day to day. Every rule on this page is checked against the legislation and current GOV.UK guidance, and the page is reviewed whenever the rules change. See our editorial policy.

Disclaimer: TenancyTools.uk provides general guidance and calculation tools, not legal advice. The Section 13 rules described on this page apply to assured periodic tenancies in England under the Housing Act 1988 as amended by the Renters’ Rights Act 2025. Different rules apply in Wales, Scotland and Northern Ireland. While we work hard to keep every page accurate and up to date, you should verify dates and requirements against the current prescribed form and guidance on GOV.UK before serving or responding to a notice, and take professional advice where the outcome matters.