On 1 May 2026, the first and largest phase of the Renters' Rights Act 2025 takes effect. Section 21 is abolished, all assured tenancies become periodic, rent review clauses void, and a series of new tenant protections switch on simultaneously.
But May 1 is not the end. The government's Implementation Roadmap — published November 2025 — confirms two further phases of reform rolling out through 2026, 2027, and beyond.
If you have been focused on May 1, here is what is coming next.
Phase 1: 1 May 2026 (Already Covered)
For completeness, Phase 1 changes are:
- Section 21 abolished — no-fault eviction ends; possession requires a statutory ground
- All tenancies become periodic — existing fixed-term ASTs convert to assured periodic tenancies
- Section 13 (Form 4A) — the only legal route to increase rent; contractual review clauses void
- Rent in advance banned — new tenancies limited to one month's rent upfront
- Anti-bidding rules — landlords cannot accept or encourage offers above the advertised rent
- Information Sheet — all landlords must have served the RRA Information Sheet to existing tenants by 31 May 2026 (£7,000 fine for breach)
For the step-by-step Section 13 guide, see How to Raise the Rent After Section 21 is Abolished.
Phase 2: Late 2026 — PRS Database and Landlord Ombudsman
Phase 2 focuses on accountability and transparency. The government has confirmed it will introduce two major new structures starting from late 2026, delivered in two stages.
The PRS Database (Mandatory Landlord Registration)
The Private Rented Sector Database will be a national register of every PRS property and landlord in England. The gov.uk Implementation Roadmap confirms it will:
- Give tenants information about properties before committing to a tenancy
- Help landlords understand and demonstrate compliance with their legal obligations
- Support local councils in targeting enforcement action
Stage 1 (from late 2026): A regional rollout of the database infrastructure will begin. Landlords in selected areas will be required to register their properties and relevant compliance documents.
Stage 2 (following Stage 1 rollout): Full national landlord registration launches, with public access to property data enabled. At this point, local councils will be empowered to take action against landlords who fail to register — and against anyone (including letting agents) who markets an unregistered property.
The government's guidance is explicit: "Local councils will be able to take action against landlords who fail to join, or against anyone who markets a PRS property where the landlord is not registered."
What this means for landlords: You will need to register your properties on the database when it launches in your area. This is mandatory, not optional. If you use a letting agent, they will not be able to advertise or manage your property if you are not registered.
The registration process is expected to include uploading key compliance documents — likely including your EPC, gas safety certificate, and EICR. Properties that are EPC non-compliant will be visible on the database, creating an additional enforcement risk layer beyond MEES penalty notices.
The PRS Landlord Ombudsman
Phase 2 also establishes a mandatory Landlord Ombudsman for the private rented sector. This is an independent dispute resolution service that will:
- Allow tenants to escalate complaints about landlord conduct or property condition without going to court
- Require all private landlords in England to join (not optional)
- Have binding decision powers — upheld complaints can result in compensation orders and remediation requirements
- Be funded by landlord membership fees (exact fee not yet confirmed)
The Ombudsman covers disputes that are currently either unresolved or forced into court proceedings: disrepair complaints, deposit disputes, harassment, and failure to maintain standards.
Local councils can fine landlords who fail to join. The enforcement route is similar to the database: non-membership is a civil penalty, not a criminal offence, but penalties can be substantial.
Phase 3: DHS and Awaab's Law (Timescales Subject to Consultation)
Phase 3 is the furthest out, and the government has confirmed that its timescales will be subject to further consultation. Two major reforms are planned:
Decent Homes Standard Extended to the PRS
The Decent Homes Standard (DHS) currently applies to social housing. Phase 3 extends it — for the first time — to the private rented sector. The DHS sets five criteria for what constitutes a minimally adequate home:
- Free of Category 1 hazards under the Housing Health and Safety Rating System (HHSRS)
- In a reasonable state of repair
- Reasonably modern facilities (kitchen, bathroom, heating)
- Effective thermal comfort — this criterion directly incorporates MEES compliance (EPC C by 2030)
Enforcement is expected from 2035, but landlords whose properties have ageing kitchens, bathrooms, or heating systems should not treat the distance of the deadline as comfort. Mortgage lenders are already beginning to factor DHS risk into BTL assessments for properties with heavy deferred maintenance.
For a full breakdown of how DHS intersects with your EPC obligations, see our Decent Homes Standard guide for private landlords.
Awaab's Law Extended to Private Rented Sector
Awaab's Law was introduced following the death of toddler Awaab Ishak from mould-related illness in a social housing property. It requires landlords to fix damp and mould hazards within specified timeframes: 14 days for emergency hazards, 7 days for emergency repairs.
Phase 3 of the Renters' Rights Act extends this duty to the private rented sector. This means:
- Private landlords will face legally enforceable timeframes for resolving damp, mould, and structural dampness issues
- Tenants will have a stronger legal route to compel remediation — and to claim compensation if the landlord does not act within the required period
- Local councils will gain new enforcement powers under the extended law
No firm date has been confirmed for Phase 3. The gov.uk roadmap says only that timescales "will be subject to consultation."
Full RRA Timeline at a Glance
| Phase | What Changes | When |
|---|---|---|
| Phase 1 | S21 abolished, periodic tenancies, S13 rent process, Information Sheet | 1 May 2026 |
| Phase 1 (deadline) | RRA Information Sheet served to all existing tenants | 31 May 2026 |
| Phase 2 (Stage 1) | PRS Database regional rollout begins | Late 2026 |
| Phase 2 (Stage 2) | Full landlord registration + Ombudsman live nationally | 2027 (est.) |
| Phase 3 | DHS extended to PRS, enforcement begins | 2035 |
| Phase 3 | Awaab's Law extended to PRS | TBC (consultation pending) |
What Landlords Should Do Now
Most landlords are focused on Phase 1 — and rightly so. But the Phase 2 database registration has practical implications you can prepare for now:
1. Get your compliance documents in order. When the database launches, you will likely need to upload your EPC, gas safety certificate, and EICR for each property. Start a compliance folder for each property now so registration is a filing exercise, not a scramble.
2. Act on EPC compliance before 2030. The PRS Database will make EPC ratings publicly visible. Non-compliant properties (EPC D, E, F, G) will be identifiable by councils, tenants, and mortgage lenders from the moment the database launches — several years before the 2030 MEES enforcement deadline. This changes the risk calculus for landlords who planned to "wait and see."
3. Factor Ombudsman fees into your cost model. The Landlord Ombudsman will charge a membership fee. Exact amounts are not yet confirmed, but fees are likely to be per-property or per-portfolio. Include this as a future operational cost.
4. Check your property maintenance position against DHS. You have time before 2035, but properties with kitchens or bathrooms more than 20-25 years old, or with persistent damp and mould issues, face a dual compliance exposure: DHS in 2035 and EPC C by 2030.
Frequently Asked Questions
Is joining the PRS Database compulsory? Yes. The government has confirmed that landlord registration is mandatory. Failure to register will expose you to civil penalties from local councils, and letting agents will be prohibited from marketing unregistered properties. No opt-out exists.
When exactly does Phase 2 start? The gov.uk roadmap says Phase 2 begins "from late 2026." No specific date has been confirmed. The regional rollout approach means some landlords may face the registration requirement before others. The government will provide advance notice before launching registration in each area.
Can I wait to see if the database is delayed? The PRS Database has broader political support than many previous housing reforms, and the government has committed to it publicly via the Implementation Roadmap. It may slip from "late 2026" into 2027, but the direction of travel is confirmed. Preparing now (document folder, compliance audit) costs nothing.
What is Awaab's Law and does it affect my property currently? Currently, Awaab's Law only applies to social housing. The Renters' Rights Act extends it to the private rented sector in Phase 3, but the date is subject to consultation. Once extended, if your property has damp or mould and a tenant reports it, you will have a legal duty to respond within fixed timeframes. Landlords with known damp/mould issues should address them now — proactive remediation is less costly than post-law enforcement.
Does the Decent Homes Standard mean I need to renovate my whole property? No. The DHS assesses condition, not age. A well-maintained 1970s kitchen can pass DHS; a poorly maintained 2010 kitchen may fail. The standard focuses on hazards, disrepair, and effective thermal comfort — not cosmetic modernisation. The most pressing criterion for most landlords is Criterion D (thermal comfort = EPC C by 2030).