The Renters’ Rights Bill continues its progress through Parliament and, once passed, will bring one of the biggest shake-ups the private rented sector has seen in years.
Among its key reforms are the introduction of a national Private Rented Sector (PRS) Database and a new Landlord Ombudsman service. These changes are intended to raise standards, increase accountability, and give tenants more confidence in their homes.
What is the PRS Database?
The PRS Database will require all landlords in England to register, listing details of every property they let. The aim is to give local authorities and tenants a single source of information about who owns and manages each rental property. It will also create a clear route for enforcement, as landlords who fail to register will be unable to legally let their properties.
- Landlords will be required to provide their name, contact details and the address of every property they let.
- Registration must be renewed periodically, and fees will apply.
- Local authorities will be able to issue civil penalties for failure to register.
- Tenants will be able to check if their landlord is legally registered.
The new Landlord Ombudsman service
The Bill creates a single Landlord Ombudsman that all private landlords must join. The Ombudsman will provide an independent route to resolve complaints about landlord service and property standards.
· All landlords, even those managing properties themselves, must join the Ombudsman.
· The Ombudsman will have the power to order landlords to apologise, provide information, take remedial action, or pay compensation.
- Landlords who fail to comply with the Ombudsman’s decisions could face enforcement action, including fines and potential removal from the PRS Database.
What this means for landlords
The combined effect of the PRS Database and the Ombudsman will be a much higher level of oversight. Landlords will need to:
- Register all properties promptly and ensure details remain accurate.
- Maintain high standards of property management to avoid complaints.
- Resolve tenant issues quickly and professionally if referred to the Ombudsman.
What this means for tenants
These reforms are designed to give tenants greater confidence and protection.
- Access to landlord records: Tenants will be able to search the PRS Database to check whether a landlord is properly registered and whether they have received any fines or penalties.
- Easier access to redress: If a tenant has a complaint about their landlord or a dispute arises, they will be able to take the matter to the new Landlord Ombudsman. This offers a clear, independent and free alternative to going to court.
Enforcement and penalties
Non-compliance with these new requirements will carry serious consequences. Local authorities will have the power to:
- Issue civil penalties of up to £7,000 for a first offence and up to £40,000 for the most serious or repeated breaches.
- Prosecute landlords who persistently fail to register or comply with the Ombudsman.
- Prevent unregistered landlords from legally letting their properties.
Preparing now
We recommend landlords start preparing by:
- Gathering all the information they will need for PRS Database registration.
- Reviewing current tenancy management processes and ensuring they are robust.
- Setting up clear complaint-handling procedures that will stand up to Ombudsman scrutiny.
- Ensuring that all properties meet the required safety and quality standards.
Why act early?
Once the PRS Database goes live, enforcement will be swift and visible. Tenants will be able to see at a glance if a landlord is registered and compliant. Being proactive now will reduce the risk of fines and help landlords maintain a positive reputation in the market.
Allison Thompson is National Lettings Managing Director of lettings agency chain Leaders
