After more than 30 hours of debate and analysis, the Committee Stage of the Renters’ Rights Bill has now concluded and it will soon move to the Report Stage, where further amendments can be made before the Bill receives Royal Assent and becomes law.
The Bill is likely to bring significant changes to the private rented sector, with a focus on ensuring rental properties provide good living standards for tenants, as well as balancing tenant security with landlords’ rights. Two of the key proposals in the Renters’ Rights Bill are:
- The creation of a mandatory landlord ombudsman
- A new private rental sector database to log and track information about landlords and properties, and provide visibility on compliance
Here’s what landlords need to know about these two key aspects of the Bill as it moves closer to becoming law…
What is the landlord ombudsman?
The Bill proposes that the new ombudsman will be a government-approved, independent body in place to resolve disputes between landlords and tenants quickly, fairly, and without the need for costly court proceedings. All private landlords in England with assured or regulated tenancies will be legally required to join the scheme.
Key features of the ombudsman scheme
- Mandatory membership: Every private landlord must join the ombudsman scheme, including landlords who manage their properties using letting agents. There will be an annual fee per property, but exact costs are yet to be confirmed
- Scope of complaints: Current, former and prospective tenants will be able to complain about a landlord’s actions, inactions, or behaviours that cause harm or inconvenience. The ombudsman will investigate a range of issues, including disputes over repairs, property standards, and even whether it is reasonable for a landlord to refuse a tenant’s request to keep a pet
- Binding decisions: The ombudsman will have the power to make binding decisions, including ordering landlords to issue apologies, provide information, take remedial action, or pay compensation
- Mediation services: The ombudsman will offer mediation to help resolve disputes before they escalate. While only tenants can seek binding decisions, landlords will have access to mediation and guidance to improve complaint handling
- Enforcement and penalties: Local councils will be empowered to enforce membership. Penalties for non-compliance include civil fines of up to £7,000 for initial breaches and up to £40,000 or criminal prosecution for repeated or ongoing breaches. Persistent failure to join can also lead to rent repayment orders that favour tenants
- Expulsion and reinstatement: Landlords who fail to comply with ombudsman decisions may be expelled from the scheme, making them ineligible to let properties until they become compliant again
How will the ombudsman affect landlords?
- Professional standards: The ombudsman aims to drive up standards in the private rental sector, mirroring the positive impact seen in the social housing sector
- Streamlined dispute resolution: Landlords will benefit from a clear, structured process for resolving tenant complaints, reducing the risk of disputes escalating to court
- Administrative requirements: Landlords will need to register with the ombudsman and keep their details up to date, likely via the new database (see next section), which will be integrated with the ombudsman scheme for ease of compliance
- Financial implications: There will be an annual fee per property, and potential costs if found at fault in a dispute. However, the ombudsman is intended to be self-funding and proportionate in its charges
Renters’ Rights Bill: the new landlord database
The other important feature of the Bill we’d like to discuss here is the proposal to introduce a national landlord database. This will be a mandatory, government-run register for all landlords of assured and regulated tenancies. Landlords must register both themselves and each property they let, and this applies whether you manage properties directly or use a letting agent.
Landlord database: Key features and requirements
- Mandatory registration: Landlords must register themselves and their properties before marketing or letting. Registration will be required every three years, with a fee (proposed at £70 for online registration, though this will only be confirmed when the Bill becomes law)
- Information required: You’ll need to provide property details such as address, type, and number of bedrooms, your contact information, details of any managing agents, and upload safety certifications such as your Energy Performance Certificate (EPC), Electrical Installation Condition Report (EICR), and Gas Safety Record (GSR)
- Advertising compliance: Properties must be registered and display a registration number in all advertisements. Agents marketing unregistered properties will also face penalties
- Penalties for non-compliance: Failing to register or update information can result in civil penalties of up to £7,000 per breach, rising to £40,000 or criminal prosecution for repeated or serious offences. Landlords who are not registered will also be unable to obtain a possession order (except in cases of serious tenant misconduct)
- Public access and privacy: Certain information, such as property standards and specific enforcement actions, will be viewable by both current and prospective tenants, to help them make informed decisions. The government aims to balance transparency with landlord privacy, so not all data will be public
- Integration with other reforms: The database will link with the new landlord ombudsman and may replace the existing Database of Rogue Landlords, streamlining compliance and enforcement
Benefits for landlords
A national database won’t just benefit tenants – there are several advantages for landlords too:
- One-stop shop: The database will provide guidance, updates on legal obligations, and a single point of access for all compliance information
- Demonstrate good practice: Registration allows landlords to show they meet standards, which may help attract tenants and avoid disputes
- Streamlined enforcement: Local councils will use the database to identify non-compliant properties, focusing enforcement on those who flout the law
Timeline and next steps
The landlord database is in digital development, with a beta phase planned for testing. The legal requirement to register will come into force after the Bill passes and secondary legislation is enacted – which is expected between autumn 2025 and January 2026.
What to do now
- Stay informed: Follow updates as the Bill progresses through Parliament and detailed guidance is published
- Prepare for registration: Ensure your property and contact details are up to date and ready for submission to the database and ombudsman scheme
- Review practices: Consider how you handle tenant complaints and disputes, and be ready to adapt to the new standards and processes
If you’re uncertain about how the new legislation might affect you, we’re here to support you. With comprehensive local knowledge and extensive lettings experience, our team is well-placed to offer tailored advice and professional guidance. For the latest updates on the Renters’ Rights Bill and its potential implications for landlords, keep an eye on our blog or contact our lettings team directly.