Renters' Rights Act: Database, ombudsman, and enforcement – your questions answered

The new landlord database, ombudsman and new council enforcement powers came under the microscope this week in our final Renters’ Rights Act webinar of 2025. 

We used the session to break down the Government’s timeline for change, key dates to be aware of and what we know so far when it comes to what the new requirements will be. 

Rollout of the new database will start on a regional basis at the end of next year, with the Landlord Ombudsman to be introduced in 2028. 

New enforcement powers for local authorities will be the first element of the Act to be introduced in just two weeks’ time on 27th December, bringing with them hefty fines for getting things wrong. 

The live Q&A session saw a number of key questions emerge, particularly surrounding the practicalities of the new arrangements and related costs. 

Here are just some of the questions you asked – and our answers. 

Your questions 

Q: Can I delegate responsibility for compliance to my agent?  

A: No. While you may have contractual arrangements with agents to manage licensing or other compliance matters, ultimate responsibility remains with you as the property owner. If you're penalised for non-compliance, you may have recourse against your agent for failing to meet their service obligations, but you cannot avoid liability by delegating to an agent.  

Q: Will selective licensing schemes survive once we have a database?  

A: The Government has been clear is wants them to continue, though the justification becomes much weaker when local authorities have access to a comprehensive database with landlord contact details and enforcement powers. Wales has seen very few new selective licensing schemes in the time since Rent Smart Wales licensing was introduced – Cardiff being a notable exception.  

Q: Having paid my LA a licence fee of £750 for each property, am I also expected to pay a fee to go on the PRS Database?

A: Yes, there will be a fee for the landlord database. This will still be the case if your property is part of a licensing scheme.

Q: How will joint ownership and limited companies register on the database?  

A: This remains unclear. The initial pilot scheme focused on single ownership only and hadn't fully developed systems for limited companies or joint ownership structures. These practicalities should be resolved before the national rollout; with the likely outcome being whoever is listed as the landlord on the tenancy agreement needing to register.  

Q: Will my home address need to be on the database?  

A: Current regulations only require landlords to provide a UK address for service of notices – not necessarily your home address. Unless the Government changes tenancy agreement requirements as part of the required terms in tenancies, you should be able to maintain privacy using a correspondence address. However, this could change.  

Q: What about GDPR with all this data being held?  

A: Multiple legal gateways exist for holding and sharing this data, including public sector responsibilities and enforcement work. Successful GDPR challenges are highly unlikely. However, landlords should consider their own GDPR obligations – particularly if you're collecting sensitive medical information like tenant allergies when making pet decisions for HMOs.  

Q: Do powers of entry apply to my home if I run my business from there?  

A: No. If a property is used primarily as residential accommodation, it's not a business premises regardless of whether you've registered a limited company at that address. The test is about the primary use of the property, not who owns it. However, if you register a separate business address, local authorities could visit those premises.  

Next steps 

If you registered for this webinar but were unable to attend, you can watch here.  

The webinar was the latest in our fortnightly series explaining and preparing you for the Renters’ Rights Act. The next webinar, sponsored by RentGuarantor, will address the issue of student letting and will be held on January 7th. For more information, and to book, click here. A further webinar on 21st January will discuss pets in rental properties – click here to register  

More information 

Use the NRLA's Renters' Rights Navigator to get a personalised checklist for your properties, and check our enforcement guidance page for detailed breakdowns of civil penalties and their starting points.  

To access  frequently asked questions about the legislation, 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.