New landlord database risks missing the point

Phase two of the Renters’ Rights Act will begin next month with the launch of the new landlord database? But will it really help? Our chief executive Ben Beadle says it has to be more than a national directory if it is really to be a genuinely useful level to improve standards.

Six months after the Renters’ Rights Act came into being in May this year, the Government is set to start phase two, with the regional roll out of the new landlord database.

Launching what is described as a ‘simple register your rental property service’, housing minister Matthew Pennycoook said the scheme will ‘empower tenants, support responsible landlords and help councils enforce our transformative Renters’ Rights Act’.

But can it achieve this?

Not, I would argue, in its current form.

During talks with Government ahead of the introduction of the new legislation, we warned that, rather than being a list of local landlords, the database needs to be a genuine and sophisticated compliance tool, helping tenants and councils check that homes meet required standards, while enabling responsible landlords to demonstrate that they are meeting their obligations.

Instead, I believe, it has rushed to launch a stripped-back version of the register in order to push ahead with phase two within its self-imposed six-month timeframe.

This risks losing sight of the bigger picture and ways the register could be fine-tuned to really make a difference.

It also ignores the fact that many local licensing schemes already collate much of the information that will be captured by the database, and the argument that we have made from the start, that it’s unfair that compliant landlords should be paying twice while the rogues fly under the radar.

How could things be done differently?

Rather than simply requiring landlords to upload documents, we  have argued the database should instead make intelligent use of existing data to verify compliance and ownership.

Done properly, it could give tenants confidence, help councils target enforcement and enable you demonstrate you are meeting your obligations, in turn, raising standards across the sector.

As work on the database progresses, we will be pushing the Government to see how it can hone the system – and to properly explore whether local licensing will still be necessary if it is working as it should.

Much needed clarity

Outside of this, we welcome the publication of the timetables for regional rollouts published this week, which has given us much-needed clarity. We are also pleased the Government has introduced the three-month window to give you time to comply. 

However, what we don’t know yet, is when the register will be made available to potential tenants and the public – something that has caused some concern.

The understanding is that the information on the landlord database will, in the first instance, be made available to local authorities, before secondary legislation is bought forward allowing for the development of a public portal.

I know, from talking to many of you at landlord events up and down the country, that you have concerns about your details being made available on a public register – concerns that I share.

Just to be clear, there is nothing that you will need to add to the register that your tenant wouldn’t ordinarily have access to – including your address –  but key here is that this information would be accessible to your tenant, not the public at large.

With this in mind, we will continue to work with the Government to ensure your privacy is protected during the creation of the public facing register, something we will keep you updated on as talks progress.

Government has listened to tribunal concerns

While the proof will be in the pudding when it comes to the success of the database ,there was  some welcome news this week, with the announcement that – in line with NRLA calls – the  Valuation Office (VO) will be given responsibility for determining rent disputes.

During the passage of the Renters’ Rights Act, we repeatedly called for the Government to make use of the VO’s expertise on local market rents to help prevent the Tribunal system becoming overwhelmed – and it has listened.

This quicker, specialist rent determination service should benefit both tenants and landlords while easing pressure on the already stretched First-tier Tribunal, something we believe can make a real difference.

Private rented sector ombudsman

In addition to the introduction of the new database, phase two of the Renters’ Rights Act will also include the introduction of a new private sector ombudsman, expected by 2028, with phase three including the extension of Awaab’s Law to the private rented sector and a modernised Decent Homes Standard.

As these plans progress, we will continue to support you with our exclusive documents, guides, training and resources, and I would encourage all of you to sign up for our free webinar – exclusively for members –  which will explain how and when you need to register for the database – with our expert team on hand to answer all your questions.

You can also find out when you will be affected be the regional rollout by clicking here.

More informarion

• To read our latest guidance - up to date with the details in the Private Rented Sector Database Regulation 2026 and the government's official statements click here.
• To visit our Renters' Rights Hub, packed with information and resources to help you manage the transition, click here.     
• The NRLA's award-winning training academy runs a comprehensive Renters' Rights Act training offer. Click here to book your place.
• NRLA compliance arm Safe2 provides of all forms of property safety certification, offering landlords a single service to ensure gas, electrical safety and energy performance certificates are up to date. For more information click here.