The Landlord Database and Ombudsman: What Landlords Must Do
The Renters’ Rights Act creates two new systems in England. A private rented sector database, which opens in stages from 15 December 2026, and a single landlord ombudsman, which is expected in 2028. Landlords should start preparing now.
This guide sets out the published timetable, the information to get ready, and what the changes mean for tenants.
General information about private renting, mainly in England, checked against the official sources listed below. It is not legal advice. If you have court papers, a bailiff date or a health risk at home, contact Shelter, Citizens Advice or a housing solicitor now.
What the database is
The private rented sector database is an official record of landlords and their rented properties in England, known as “Register your rental property”. It is designed to give councils better information for enforcement, and to help tenants check their landlord’s details. Landlords will need to register themselves and each of their properties.
When you need to register
The service opens region by region from 15 December 2026, starting with the West Midlands, and the last regional deadline is 14 November 2027. The published fee is £65 per property per year. Check the current government timetable for your region before you act, because dates and details may be updated.
What to prepare now
Putting your information in order now will make registering easier. Keep one record for each property, and check that your details are accurate before you start.
- Your own details, and those of any agent
- The address and type of each property
- Current gas, electrical and energy certificates
- Any licence number from your council
What the ombudsman will do
The new ombudsman will give private tenants a way to complain about their landlord without going to court. Every private landlord will have to join, and the ombudsman will be able to look at complaints and require redress. It is expected in 2028, but the exact date has not yet been confirmed.
What it means for tenants
Once the database is running, you should be able to check information about your landlord more easily. Until the ombudsman starts, the routes for complaints remain your landlord, your letting agent’s redress scheme, your council, and the courts or tribunal where these apply.
What happens if landlords do not comply
Councils will be able to enforce the registration duties, and penalties can apply. Failing to register may also affect a landlord’s ability to use some possession grounds. Check the current guidance or take legal advice if you manage several properties or you are unsure how the rules apply to you.
Sources
These are the official and specialist pages this guide is checked against. Rules and forms change, so check the live page before you act.
Questions people ask
Do I have to register now?
Not until the service opens for your region. The first stage opens on 15 December 2026, and the last regional deadline is 14 November 2027. Check the official timetable for the property’s region and prepare its records ahead of the window. Database registration is separate from local licensing and safety duties, which should not be postponed while waiting for the service to open.
How much does it cost?
The published fee is £65 per property per year. Check the official service for the current amount. Use the official registration service to confirm what applies to your property before making payment. Keep the receipt and registration details; database fees are separate from any local licensing charges.
When will the ombudsman start?
It is expected in 2028. The exact date has not been confirmed at the time of writing. Check the current official rollout information before choosing a complaint route. Keep pursuing an available agent, council, deposit-scheme or legal route where appropriate instead of waiting for a future scheme to open.
Tools and guides that go with this
Practical guidance · checked 31 October 2026
Registration: prepare for your regional window
Registration and the landlord ombudsman are separate reforms. GOV.UK now publishes regional registration windows: the first opens in the West Midlands on 15 December 2026. Check the location of each property, not just your own correspondence address. A portfolio spanning several regions can have different deadlines.
Prepare a property-by-property record of the address, letting status, safety documents, energy certificate, licence details and managing contacts. The published annual property fee is £65; landlord registration itself is free. Registration does not replace local licensing or existing safety duties. Follow the official service guidance before paying anyone who offers registration on your behalf.
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