New Landlord Requirements under the Renters’ Rights Act
The Renters’ Rights Act 2025 has become law (Royal Assent October 2025) and introduces several new rules for landlords in England. Not all measures are live yet many provisions roll out in phases. For example, stronger enforcement powers for councils began in December 2025, and major tenancy reforms (like ending “no fault” evictions) take effect from 1 May 2026. The requirements for the new PRS (Private Rented Sector) Portal and the mandatory landlord Ombudsman scheme are due in the next phase: the PRS Portal will start rolling out in late 2026, with full mandatory landlord registration expected by 2027, and the PRS Landlord Ombudsman should be fully operational by around 2028.
Key dates (as of early 2026):
● Oct 2025: Renters’ Rights Act became law.
● Dec 2025: New local authority enforcement powers (inspections and fines) took effect.
● 1 May 2026: Tenancy reform rules begin (periodic tenancies replace fixed-term ASTs, rent increase restrictions, ban on Section 21 evictions, etc.).
● Late 2026 onwards: PRS Portal (landlord/property database) begins regional rollout; registration becomes mandatory.
● By 2028: Mandatory PRS Landlord Ombudsman scheme launched for tenant complaints.
PRS Portal Registration: Who, What, and When
Under the new law, every private landlord in England must register on the government’s PRS Portal and provide details about each rental property. This is mandatory for all landlords, including those who use letting agents. In practice this means:
● All landlords must register: Every landlord (or co-landlord) with rented properties under assured or regulated tenancies must create an account on the PRS Portal and register each property they let. Even landlords with just one rental must register.
● Agents cannot substitute: Using a letting or managing agent does not remove your obligation. An agent cannot legally manage, let, or advertise a property unless the landlord is registered. In other words, unregistered landlords cannot continue to have agents acting for them. This means letting agents should check that any landlord client is registered, and landlords should not assume an agent’s membership covers them.
● Portal rollout: The Portal will be rolled out region by region starting in late 2026. Landlords should watch for notifications from the government or local councils. Once launched, you will be required to submit and keep your details up to date. It is expected there will be an annual registration fee per property (amounts have not been set yet, but government guidance says fees will be proportionate).
Registering on the PRS Portal is a legal requirement. It replaces many local schemes by providing a single central register. Being compliant early, gathering your documents and information now will help you avoid any last-minute rush or confusion.
Joining the PRS Landlord Ombudsman Scheme
In addition to the database, all landlords must join the new PRS Landlord Ombudsman (redress) scheme once it is open. This is a government approved scheme that handles tenant complaints and disputes. Key points:
● Mandatory membership: It will be illegal to act as a landlord without being a member of the PRS Ombudsman scheme. Membership is required for every private landlord, even if you already use a voluntary redress scheme (which are currently only required for agents). Landlords must sign up themselves an agent cannot join on your behalf.
● Purpose of the Ombudsman: The Ombudsman provides a free, independent forum for resolving tenant complaints without going straight to court. It offers binding decisions. Landlords continue to be legally responsible for their properties, but the Ombudsman helps settle disputes in a fair way.
● Complaints covered: Tenants will be able to raise many types of issues. Examples include problems with repairs or maintenance, unsafe conditions, deposit disputes, unreasonable rent increases, harassment or illegal entry, discrimination, and other breaches of tenancy law. The Ombudsman can order a landlord to fix problems, pay compensation or issue apologies if a complaint is upheld.
● Benefits: Joining and cooperating with the Ombudsman can be less costly and time-consuming than going to court. It also demonstrates good practice and can improve tenant relations. Even better, it lets you resolve problems early (before they escalate to legal action).
What Information Must Be Registered on the PRS Portal
When the Portal goes live, landlords will need to submit detailed information. Expect to provide:
● Landlord details: Your name, contact address (service address in the UK), and other identification information. If you are a company or partnership, the appropriate company/owner details will be needed.
● Property details: For each rented property, you’ll give the full address, type of property (e.g. flat, house, bedsit), number of bedrooms/households, and whether it is furnished. You will also confirm occupancy status (occupied or vacant).
● Safety and compliance certificates: You will need to declare key safety checks. This typically includes valid Gas Safety Certificates, Electrical Safety Certificates, and the current Energy Performance Certificate (EPC) rating for each property. These ensure tenants and authorities know the property meets legal safety standards.
● Tenancy information: You may be asked for basic tenancy data (for example, tenancy start date or rent amount) to help enforce rules, although exact data requirements will be specified by secondary regulations.
● Property manager information: If you use a letting agent or manager, the Portal may ask for their details as the person responsible for day-to-day management.
In short, the Portal will be a one-stop digital record of who is renting out properties and that those properties are safe and compliant. Make sure you keep your paperwork (registration docs, safety certificates, landlord licence if applicable) organized so you can upload or reference it when registering.
Issues Handled by the PRS Landlord Ombudsman
The Ombudsman is designed to handle tenant complaints throughout the tenancy lifecycle, for issues such as:
● Repairs and maintenance: Delays or failures to carry out agreed repairs; property left in poor condition.
● Safety concerns: Missing or expired safety checks/certificates, or other hazards.
● Deposits: Unfair retention of deposits, failure to return deposits promptly or disputes over deductions.
● Harassment or illegal eviction attempts: Tenant complaints of intimidation, harassment, or improper attempts to evict without following legal grounds (for example, misuse of Section 8 grounds or threats).
● Discrimination: Refusing to rent or treat tenants unfairly because they have children, receive benefits, or due to other protected characteristics.
● Unreasonable rent or fees: Disputes over rent increases not following the legal process, or excessive fees not allowed by law
● Other tenancy issues: Breaches of tenancy agreements, such as refusing reasonable requests (e.g. for a pet), or any other landlord tenant disagreement that cannot be resolved informally.
The Ombudsman service will offer guidance on handling complaints early and can make binding decisions. For landlords, participating means having a clear process to follow when tenants complain, with the goal of resolving issues before formal enforcement. It ensures tenants have confidence that any serious problem will get an impartial review.
Compliance and Penalties
These new requirements are backed by enforcement measures. Landlords should take them seriously to avoid penalties:
● Fines: Local housing authorities will issue civil penalties for non-compliance. If a landlord fails to register on the PRS Portal or join the Ombudsman scheme, the council may fine up to £7,000 for a first offence and up to £40,000 for repeated offences. These are in addition to any existing penalties under housing laws.
● Rent Repayment Orders (RROs): Persistent failure to comply could result in a court ordering the landlord to repay rent (an RRO). Under the Act, tenants can now claim up to 24 months’ rent back for certain offences, so this is a serious financial risk.
● Legal consequences: In extreme cases of deliberate non-compliance, landlords could face banning orders preventing them from renting out property. Some offences (like managing a property without proper license or registration) may also be treated as criminal.
● Letting agent impact: If a landlord is unregistered, an agent cannot legally continue managing the property. This could force the landlord to terminate any management contract or risk the agent withdrawing services.
Staying compliant is straightforward: plan to register as soon as the portal opens and join the Ombudsman scheme when it launches. Keep copies of all registration confirmations and Ombudsman membership certificates. By being proactive, you protect your business and reputation. These measures are designed to make the rental sector more transparent and trustworthy, which can benefit landlords by reducing bad actors and disputes in the long term.
If you have any questions or need support navigating these changes, feel free to get in touch with us at TRI PROPERTY FUSION
