Phase 2: Expected Late 2026 and Onwards

The second phase focuses on transparency and accountability within the rental sector.

A mandatory Private Rented Sector Database (PRS Database) will be introduced, requiring all landlords to register both themselves and each rental property they manage.

Public access to this database is expected to follow, enabling tenants to make more informed decisions, while also supporting enforcement activity by local authorities.

Alongside this, a mandatory PRS Landlord Ombudsman scheme will be established. This will provide tenants with a formal route to raise complaints and seek resolution without needing to go directly through the courts.

These changes are intended to create a more transparent and structured rental environment for both landlords and tenants.

Phase 3: Timing to Be Confirmed

The third phase will introduce longer-term reforms focused on property standards, safety and quality.

A modernised Decent Homes Standard (DHS) is expected to be extended to the private rental sector. This will require all rental properties to meet minimum standards relating to safety, condition and energy efficiency.

Awaab’s Law will also be introduced into the private sector. This will place legal obligations on landlords to address serious hazards such as damp and mould within defined timeframes.

While the exact timeline for these changes is still under consultation, landlords are already being encouraged to begin preparing.

What this means for renters and landlords

For tenants, these reforms are designed to provide greater security and fairness. This includes protection from no-fault evictions, more stable tenancy arrangements, and stronger rights around rent increases, pets and discrimination.

For landlords, the changes will require a more structured and compliant approach. Tenancy agreements will need to be updated, processes adapted, and ongoing obligations carefully managed.

The introduction of the PRS Database and Ombudsman scheme will also increase transparency and accountability across the sector.

What to watch next

Further guidance and draft regulations are expected ahead of May 2026. These will provide more detailed information on how the new rules will operate in practice.

Landlords should also familiarise themselves with enhanced local authority enforcement powers, particularly in relation to documentation, safety standards and rent controls.

Future phases, including the PRS Database, Ombudsman scheme, Decent Homes Standard and Awaab’s Law, will require additional planning and, in some cases, investment.

Planning ahead

There is no doubt that these reforms will reshape the private rental sector. Alongside improvements in tenant protection, there may also be wider implications for rental supply and pricing, particularly as some landlords reassess their position.

For landlords, taking a considered and informed approach will be important. Understanding the full impact of the changes, reviewing existing arrangements and planning ahead will help ensure compliance and long-term stability.

The direction of travel is clear. The sooner preparations begin, the easier the transition is likely to be.

Appletree Financial Services
Helping clients review their financial options with clear, professional advice.

 

This information reflects our understanding as of March 2026 and may be subject to change.

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Most buy-to-let mortgages are not regulated by the Financial Conduct Authority.

Approved by The Openwork Partnership on 25/03/26