Renters’ Rights Act Phase 2: What Landlords Need to Know
Landlords across Hertfordshire and Bedfordshire will need to prepare for the next stage of the Renters’ Rights Act 2025, as Phase 2 introduces further changes to the regulation of England’s private rented sector.
The first phase came into effect on 1 May 2026, bringing major changes for landlords and tenants, including the abolition of Section 21, the move to assured periodic tenancies and new rules covering rent increases, possession, pets, rental bidding and discrimination.
Phase 2 is expected to begin from late 2026 and will focus particularly on greater transparency in the private rented sector and a new system for resolving landlord and tenant disputes.
For landlords, two developments will be particularly important:
- The new Private Rented Sector Database
- The new Private Rented Sector Landlord Ombudsman
Private Rented Sector Database: What Landlords Need to Know
One of the key changes under Phase 2 will be the introduction of a Private Rented Sector Database covering landlords and rented properties across England.
Registration will become a legal requirement for private landlords as the database is rolled out.
The Government has confirmed that the database will begin rolling out from late 2026, initially through a regional approach. Landlords will be required to register and pay an annual fee, with the exact fee to be confirmed closer to launch.
When will the Renters’ Rights Database launch?
The database is expected to begin operating from late 2026, with registration being introduced regionally.
At present, the Government has not announced a specific rollout date for Hertfordshire or Bedfordshire. Landlords in these areas should therefore monitor further announcements rather than relying on a fixed local registration deadline.
New Landlord Ombudsman for Private Landlords
Phase 2 will also introduce a new Private Rented Sector Landlord Ombudsman.
The Ombudsman will provide tenants with an independent route for making complaints where an issue cannot be resolved directly with their landlord.
Membership will eventually become mandatory for private landlords. The Government currently expects mandatory membership to begin in 2028, once the scheme is ready to operate at scale. Landlords will be given notice before they are required to join.
The scheme is also intended to provide landlords with guidance, tools and training to help resolve tenant complaints at an earlier stage.
What Does Renters’ Rights Act Phase 2 Mean for Landlords?
For landlords, Phase 2 means another important change to the way private rental properties are regulated.
Although the precise implementation timetable will depend on the Government’s rollout plans, landlords can start preparing by:
- Keeping landlord and property information accurate
- Checking that required safety and compliance documents are up to date
- Keeping clear records relating to their properties
- Reviewing how tenant complaints are handled
- Preparing for mandatory Landlord Ombudsman membership
These steps can help landlords stay organised as the new requirements are introduced.
What Does Phase 2 Mean for Hertfordshire and Bedfordshire Landlords?
The Government’s current roadmap states that the database will be introduced through a regional rollout from late 2026.
This means local landlords should keep up to date with Government announcements and be prepared to register once their area is brought into the scheme.
M A S O N S Take
The Renters’ Rights Act 2025 represents a significant change to the private rented sector in England, and Phase 2 will introduce further requirements around landlord registration, property information and access to redress.
For landlords, staying informed and keeping accurate compliance records will be increasingly important as these reforms are implemented.
At M A S O N S, we will continue to monitor the implementation of the Renters’ Rights Act 2025 and keep our landlord clients informed as further details are confirmed.
This article is intended as general information for landlords and tenants in England and is not legal advice. The legislation and implementation arrangements may change as further details are introduced.