Renters' Rights Act: what is still to come for landlords and tenants?

The first major phase of the Renters' Rights Act came into effect on 1 May 2026, bringing major changes to private renting in England.

Section 21 has ended, most private tenancies are now assured periodic tenancies, and there are new rules around rent increases, rental bidding, rent in advance, pets and written tenancy information.

But the Act is not a one-off change. Further reforms are still expected over the coming years.

This guide explains what landlords and tenants should be aware of next.

A phased programme of reform

The Government is introducing the Renters' Rights Act in stages.

The first phase began on 1 May 2026 and focused on tenancy reform. Further phases are expected to introduce new systems for landlord registration, complaint resolution and housing standards.

The most important thing for landlords is not to assume that the changes made in May are the end of the process.

A new Private Rented Sector Database

The Government intends to introduce a Private Rented Sector Database, with a regional rollout expected to begin from late 2026.

The database is expected to bring together key information about landlords and rented properties. The aim is to help landlords understand their obligations, give tenants clearer information when choosing a home, and support councils with enforcement activity.

The Government's roadmap indicates that information is expected to include matters such as:

• landlord contact details
• property details
• occupancy and furnishing information
• safety and compliance information, including gas, electrical and energy-performance records

The detailed rollout timetable, sign-up process and annual fee will be confirmed closer to launch.

What landlords can do now

Landlords can prepare by ensuring that their compliance records are organised and current. This includes keeping clear copies of:

• gas safety certificates
• electrical installation condition reports
• Energy Performance Certificates
• tenancy and deposit-protection records
• property licence information, where relevant
• maintenance and inspection records

A new landlord ombudsman

The Government also plans to establish a Private Rented Sector Landlord Ombudsman.

The service is intended to provide an alternative way for tenants and landlords to resolve disputes without immediately needing to go to court.

The roadmap states that landlord membership is expected to become mandatory once the scheme is ready to operate at scale. The current expectation is that mandatory membership will begin in 2028, with advance notice for landlords.

The Ombudsman is expected to offer guidance and support alongside a fair, impartial and binding route for resolving complaints.

Stronger standards for rented homes

The Government plans to extend the Decent Homes Standard to the private rented sector.

The purpose is to create a clearer minimum standard for the quality, condition and safety of rented homes. The final implementation details and timescales are still being developed.

Landlords already have legal duties to keep homes safe, in repair and fit for habitation. The future standard is intended to build on those existing responsibilities rather than replace them.

Awaab's Law and property hazards

The Government also intends to extend Awaab's Law to privately rented homes.

Awaab's Law will introduce legally enforceable timescales for landlords to investigate and address serious hazards. It is particularly associated with damp and mould, but future requirements may cover a wider range of serious risks.

Awaab's Law is already being introduced in the social rented sector. Its application to private rented homes will require further consultation and regulations, so landlords should avoid relying on unconfirmed dates or requirements.

The practical message is clear: reports of damp, mould, disrepair or serious hazards should always be treated promptly and documented carefully.

Higher energy-efficiency expectations

The Government has indicated that stronger Minimum Energy Efficiency Standards are expected for privately rented homes, with a target of EPC C or equivalent by 2030, unless a valid exemption applies.

While further detail will continue to emerge, landlords should begin considering the condition and energy performance of their properties early — particularly where improvements may require planning, budgeting or work between tenancies.

What landlords should do now

The best preparation is not to wait for every future deadline to be announced.

Landlords should:

• keep property and compliance records accurate and accessible
• maintain safety certificates and inspection schedules
• deal with repair reports promptly
• review the energy efficiency of each property
• ensure tenancy management processes reflect the rules already in force
• follow official updates rather than relying on social-media summaries or outdated guidance

What tenants should know

For tenants, the future reforms are intended to make private renting more transparent and accountable.

The planned database should make it easier to understand who is responsible for a property. The Ombudsman should provide another route for resolving complaints. Stronger property standards should also support safer, better-maintained homes.

However, these measures are not all in force yet. Tenants should continue to raise concerns promptly, keep records of communication and seek appropriate advice where necessary.

We are here to help

Private renting is changing, and it can be difficult to separate what is already law from what is still being developed.

The Accommodating Company keeps up to date with the changes affecting landlords and tenants across Enfield and North London.