The Renters’ Rights Act (RRA) represents the most significant overhaul of tenancy law in a generation, introducing a new level of legal and regulatory complexity for landlords. The focus is on increasing compliance, with several major administrative changes and the introduction of a new mandatory system.

The Private Rented Sector (PRS) Database

The government has confirmed the rollout of the mandatory PRS Database, set to begin in late 2026.

Data Requirements and Privacy

• Registration will be mandatory for all landlords and their properties.

• The government claims it will try to balance landlords’ privacy concerns with private tenants’ needs to make informed decisions. While tenants will access necessary information, not all data is expected to be publicly accessible.

• Mandatory Data (at a minimum):

  • The landlord’s contact details.

  • Property details, including the full address and physical information (type, bedrooms, etc.).

  • Safety information, including Gas, Electric, and Energy Performance Certificates (EPCs).

  • Details relating to offences, as the database will replace the functionality of the Database of Rogue Landlords.

Penalties for Non-Compliance

Landlords face severe consequences for failing to register a property:

• Possession Ban: A landlord who fails to register will not be able to obtain a possession order, except for grounds related to anti-social behaviour (Ground 7A or Ground 14).

• Civil Penalties: Local councils can issue a civil penalty of up to £7,000 if a landlord lets or advertises an unregistered property.

• Fraudulent Information: Providing fraudulent information to the database can result in a fine of up to £40,000.

RRA Reforms and Enhanced Enforcement

The RRA expands landlord obligations and strengthens the powers of Local Housing Authorities (LHAs):

• Tenancy System: The Act abolishes Section 21 evictions, meaning all tenancies become rolling periodic contracts. Landlords must use the new, tighter Section 8 grounds for possession, which must be based on a legally sound reason (e.g., selling the property, moving in).

• Mandatory Standards: The extension of the Decent Homes Standard (DHS) and Awaab’s Law to the private sector sets strict legal timescales for landlords to fix severe hazards, particularly damp and mould.

• Increased Bureaucracy: Landlords must join the Mandatory PRS Database and the new Mandatory Ombudsman Membership.

• LHA Enforcement Powers: LHAs are gaining unprecedented powers to investigate, including:

  • The right to compel information from a broad ‘Any Person’ (such as banks or solicitors).

  • New rights of entry to both business and residential premises.

  • The power to demand the production, and even seizure, of documents and evidence during an investigation.

This combination of complex, varied local regulations and severe financial penalties has led some industry experts to warn that the system risks driving responsible smaller landlords out of the market.