What comes next under the Renters' Rights Act: phases two and three

Phase one landed on 1 May 2026. The government's roadmap sets out a PRS Database and Landlord Ombudsman from late 2026, then Awaab's Law and a modernised Decent Homes Standard — subject to consultation.

Phase one of the Renters' Rights Act came into force on 1 May 2026: the new tenancy regime, applying to both new and existing tenancies. MHCLG's implementation roadmap sets out what follows, and it is worth being precise about which parts have confirmed dates and which do not.

Phase two — from late 2026

The roadmap states that in the second phase, from late 2026, the government will introduce:

• a Database of PRS properties, bringing together key information for landlords, tenants and councils. The stated purposes are to inform tenant choices when entering new tenancies, help landlords understand their obligations and demonstrate compliance, and support councils in targeting enforcement.
• a Landlord Ombudsman for the private rented sector, to improve dispute resolution and settle issues between tenants and landlords without costly court proceedings.

The legislative basis for the database is already in the Act. What we have not seen is a confirmed public launch date or the final detail of what landlords will have to register. Treat "late 2026" as the government's stated intention rather than a fixed date, and do not act on any third-party claim of a specific registration deadline that is not on GOV.UK.

Phase three — timescales subject to consultation

The roadmap says phase three will focus on raising standards through:

• the extension of Awaab's Law to the private rented sector, and
• a modernised Decent Homes Standard for the PRS.

The roadmap is explicit that the timescales for implementing these changes will be subject to consultation. Awaab's Law is already in force for social housing, but there is no confirmed commencement date for the private rented sector. On the Decent Homes Standard, the government has published its response to the consultation for social and privately rented homes, along with a policy statement on the new standard; GOV.UK records that consultation as concluded.

Social housing timing

Separately, the possession guidance notes that Renters' Rights Act changes will only apply to assured tenancies of social housing provided by Private Registered Providers from 2027.

What a landlord should actually do now

For phase three, the honest position is that nobody can tell you the standard your properties will need to meet or by when, because it has not been consulted on yet.

This is general information about published government guidance, not legal advice. Where dates are not confirmed, we have said so.

Sources: - GOV.UK - Implementing the Renters Rights Act 2025: our roadmap for reforming the private rented sector: https://www.gov.uk/government/publications/renters-rights-act-2025-implementation-roadmap/implementing-the-renters-rights-act-2025-our-roadmap-for-reforming-the-private-rented-sector - Renters Rights Act 2025, Part 2, Chapter 3 (PRS Database): https://www.legislation.gov.uk/ukpga/2025/26/part/2/chapter/3/enacted - GOV.UK - Consultation on a reformed Decent Homes Standard: government response: https://www.gov.uk/government/consultations/consultation-on-a-reformed-decent-homes-standard-for-social-and-privately-rented-homes - GOV.UK - Grounds for possession: guidance for landlords and letting agents: https://www.gov.uk/government/publications/grounds-for-possession-guidance-for-landlords-and-letting-agents/grounds-for-possession-guidance-for-landlords-and-letting-agents

Published: 2026-09-14.

Last reviewed: 2026-08-30.

General summary; not legal advice.