It’s hard to believe that it’s coming up to a year since the Renters’ Rights Act finally completed its passage through Parliament. It did so on 22 October, receiving Royal Assent five days later on October 27. Just over six months later, on May 1, the most significant changes within the Act came into force.
But the RRA was always to be a phased affair. As part of the implementation roadmap published under the 2024 to 2026 Starmer Labour government, a three-phase rollout was planned. The first phase, which came into force on May 1, was the most revolutionary – marking the abolition of fixed-term tenancies and no-fault section 21 evictions.
Phase 2 beginning late 2026
But more changes are coming. Phase 2 will see the regional rollout of a new database for landlords and local councils and begins ‘late 2026’ according to the implementation timetable. The register of PRS properties will bring together key information for landlords, tenants and councils.
Landlords will be required to register on the database, sharing details including contact information, property details and safety information such as gas, electricity and Energy Performance Certificates. They will also need to pay an annual fee.
Once landlord registration is complete, the system will then be opened up for public access and data sharing.
A landlord ombudsman for the PRS will also be launched in this phase to help aid dispute resolution without court proceedings, although this will take much longer to implement – at least 12 to 18 months. It’s understood the ombudsman will be able to award compensation of up to £25,000 to tenants.
It’s likely that landlords will be required to be members of the new ombudsman service in 2028 once the Secretary of State is satisfied the service is ready for delivery.
Phase three less defined
Meanwhile, phase three will focus on further raising standards in the PRS with the introduction of Awaab’s Law and a modernised Decent Homes Standard to the sector. This phase has a much looser timescale, with government proposals following consultation that the Decent Homes Standard should come into force in either 2035 or 2037.
However, the government expects landlords to commence improvement works earlier where possible – especially since there are also plans to raise Minimum Energy Efficiency Standards to EPC C by 2030, unless exemptions are in place.
In the interim, the MHLG announced earlier this summer that from 22 June councils can now issue fines of up to £7,000 if landlords refuse to fix poor conditions, with the fine applying to 21 types of hazards found to be serious – including damp and mould. It also updated the Housing Health and Safety Rating System the same week – the first change in 20 years.
The frustration for many landlords is the lack of clarification over more details of these further phases – with even simple facts such as who will operate the Ombudsman or where the PRS database regional rollout will begin yet to be clarified.
We Can Help
At Progressive Lets, we are experts in the rental market in the Peterborough area and help landlords find and manage properties within a 50-mile radius. We are also an HMO specialist. Get in touch to find out more.
