PRS Database and Landlord Ombudsman — rollout timetable

The PRS Database and PRS Landlord Ombudsman are part of the Renters’ Rights Act 2025, but they are not part of the 1 May 2026 phase. The government’s roadmap puts them into Phase 2, beginning from late 2026.

What the rule is

The roadmap describes two separate later-phase reforms:

• a Database of PRS properties for landlord and property registration
• a PRS Landlord Ombudsman for redress and complaint handling

Both matter, but neither should be described as a current 7 May 2026 obligation.

When it applies

PRS Database

The government says rollout of the Database begins from late 2026. Registration will be mandatory for private rented sector landlords once their part of the rollout goes live.

The roadmap also says landlords will have to pay an annual fee, with the amount confirmed closer to launch.

PRS Landlord Ombudsman

The roadmap says the Ombudsman will be introduced after the Database.

Mandatory membership is expected in 2028, once the service is ready to operate at scale and landlords have been given notice.

What landlords should do now

Prepare registration information

You do not need to register today, but you should organise:

• landlord contact details
• property addresses and basic property data
• current safety documents such as gas, electrical, and EPC records

Tighten complaint handling

The Ombudsman is not yet mandatory, but landlords should already be able to:

• acknowledge complaints promptly
• keep a written complaints log
• record what action was taken and when

That will make the later Ombudsman rollout easier.

Watch for launch dates, not rumours

Use the official roadmap and GOV.UK guidance rather than third-party summaries. The important dates currently are:

• late 2026 for Database rollout to begin
• 2028 as the government’s expected point for mandatory Ombudsman membership

What evidence to keep

• A current list of the properties you let in England
• Up-to-date compliance records for each property
• A written complaints log and copies of complaint responses
• Registration and membership confirmations later, once those schemes go live

Common mistakes

• Telling users these schemes were mandatory on 1 May 2026 — that is too early
• Using old “Property Portal” wording as if the service is live now — the current roadmap is about a phased PRS Database rollout
• Waiting until launch to gather data — preparation now will make registration easier later

FAQ

Do I need to register on the PRS Database now?
No. The government roadmap says rollout begins from late 2026.

Will all landlords have to register eventually?
Yes. The roadmap says signing up to the PRS Database will be mandatory for all PRS landlords once rollout reaches them.

Do I need to join the PRS Landlord Ombudsman now?
No. Mandatory membership is expected in 2028, after the Database rollout.

What is the practical takeaway for landlords in May 2026?
Treat these as upcoming phase-2 obligations. Prepare your property data and complaint-handling systems, but do not present them as current live requirements.