Landlord Ombudsman and PRS Database — What landlords need to know

The Renters’ Rights Act introduces two major new obligations for private landlords in England: mandatory registration on a Private Rented Sector (PRS) Database and mandatory membership of a new Landlord Ombudsman scheme. This guide explains what each requirement means and what landlords need to do. Reviewed March 2026.

What the rule is

The PRS Database

The Renters’ Rights Act creates a new national register of private landlords and their properties. Key features:

• All private landlords renting residential property in England must register themselves and their properties
• The database is publicly searchable — tenants, local authorities, and prospective tenants can check registration
• Banning orders are also recorded on the database
• Local authorities use the database to identify non-compliant landlords

The Landlord Ombudsman

The Renters’ Rights Act requires all private landlords to join a government-approved Landlord Ombudsman scheme. This mirrors the existing requirement for letting agents to belong to a redress scheme.

• The Ombudsman will handle complaints from tenants about landlord conduct
• Landlords must engage with the process when a complaint is made
• The Ombudsman can require landlords to take remedial action and award compensation to tenants

When it applies

• The PRS Database and Landlord Ombudsman provisions are expected to commence after 1 May 2026 — the exact timing for registration to open is to be confirmed by government
• There will be a grace period for existing landlords to register — the length of this period is to be confirmed
• Monitor gov.uk’s Renters’ Rights Act page for commencement orders and registration launch dates

What landlords must do

Before registration opens:

• Identify all properties you let in England
• Gather the information you will need to register (property address, your details as landlord, any agents acting on your behalf)
• Store your compliance documents in TenancyVault so you can demonstrate compliance at registration if required

Once registration opens:

• Register all properties within the grace period
• Keep registration details up to date (e.g. if you sell a property or add a new one)
• Note your registration reference number and keep the certificate

Ombudsman:

• Join the approved Landlord Ombudsman scheme when it is available — details to be confirmed by government
• Engage with any tenant complaints routed through the scheme
• Comply with Ombudsman determinations

What evidence to keep

• PRS Database registration certificate and reference number for each property
• Date of registration for each property
• Landlord Ombudsman scheme membership certificate and membership number
• Records of any Ombudsman complaints and outcomes

Common mistakes

• Waiting for enforcement to begin — there will be a grace period but it will be limited; register as soon as the database opens
• Not updating registration when circumstances change — selling, buying, or changing an agent must be updated
• Ignoring Ombudsman complaints — failure to engage can result in a default determination against the landlord

FAQ

What information will I need to register? The exact registration requirements are to be confirmed in secondary legislation. Likely requirements: landlord name and contact details, property address(es), tenancy status, compliance certificates (or their reference numbers).

Is this the same as licensing? No — the PRS Database is national and covers all private landlords in England. Licensing (HMO licensing, selective licensing, additional licensing) is separate and remains. Some areas may require both registration and licensing.

Will tenants be able to see if I’m registered? Yes — the database is expected to be publicly accessible so tenants can verify their landlord is registered.

What happens if I don’t register? Non-registration is a civil penalty offence. Fines of up to £5,000 (escalating for repeated non-registration) are expected. Additionally, unregistered landlords may not be able to serve valid Section 8 notices.

What does the Landlord Ombudsman do? The Ombudsman handles complaints from tenants about private landlords — covering issues such as maintenance disputes, harassment, or service failures. This is separate from deposit disputes (handled by scheme ADR) and court possession proceedings.

How is this different from a letting agent redress scheme? Letting agents have been required to belong to a redress scheme since 2014. The new Landlord Ombudsman extends similar coverage to direct landlords who do not use agents. If you use a letting agent, both you and your agent will be subject to redress schemes.