The Renters’ Rights Act changes did not end in May
The private rented sector has already undergone significant change in 2026. The first phase of the Renters’ Rights Act 2025 came into force on 1 May, changing the way many private tenancies in England operate. However, May was only the first stage of a wider programme of reform, with further changes due to begin from late 2026.
For landlords, this makes September a sensible time to review how property information, safety documentation and day-to-day management records are being maintained. The next phase will place even greater emphasis on having clear, accurate and accessible information about both the landlord and the property.
Where are we now?
Since 1 May 2026, most existing assured shorthold tenancies have moved to the assured periodic tenancy system, while new assured tenancies are also generally periodic rather than fixed-term. Section 21 “no fault” evictions have been abolished for the private rented sector, meaning landlords must now rely on an appropriate legal ground for possession where they need to recover a property.
The first phase also introduced important changes around rent increases, rental bidding, rent in advance, discrimination against prospective tenants with children or receiving benefits, and requests to keep pets. Rent increases are now generally limited to once a year and must follow the revised Section 13 process, including the correct notice requirements.
For many landlords, the immediate challenge has been adapting existing processes to the new tenancy framework. The next step will make robust record‑keeping and well‑organised property information even more essential.
What is coming next?
The Government’s implementation roadmap sets out a second phase beginning from late 2026. One of the biggest developments will be the introduction of a new Private Rented Sector Database, commonly referred to as the PRS Database. The intention is to create a central source of information about private landlords and rented properties in England.
The database is expected to help landlords understand and demonstrate their obligations, provide tenants with useful information when considering a property, and give local authorities better information to support enforcement activity.
The PRS Database will begin rolling out by area
The Government currently plans to begin a regional rollout of the PRS Database from late 2026. Registration will be mandatory for private rented sector landlords once the relevant requirements apply to them, and landlords will be required to pay an annual fee. The amount of that fee is due to be confirmed closer to launch.
Because the rollout will take place gradually by area, landlords should pay attention to Government guidance over the coming months rather than assuming that every part of England will move onto the system on the same day.
What information are landlords likely to need?
Final requirements will depend on the regulations introduced for the database, but the Government roadmap already gives a clear indication of the information landlords should expect to provide.
This is expected to include landlord contact information, details about each rented property and key safety and energy information. Property details are expected to include information such as the full address, property type, number of bedrooms, occupancy and whether the property is furnished. Safety information is expected to include relevant gas, electrical and Energy Performance Certificate details.
That means landlords who already maintain complete, up-to-date and easily accessible property records should be in a much stronger position when registration reaches their area.
What should landlords be doing now?
There is no need to wait until registration opens before getting organised. A useful first step is to make sure the core information held for each property is complete and easy to locate, particularly where several properties are being managed at the same time.
1. Review your property records
Check that the basic information you hold about each property is accurate and consistent. Addresses, property type, occupancy details and other key information should not be spread across old emails, separate spreadsheets and individual files if they can be maintained more clearly in one organised record.
2. Check your safety and property documentation
Make sure important certificates and property documents are current, correctly stored and easy to retrieve. The proposed database requirements make it increasingly important for landlords to know not only that the appropriate documentation exists, but also when it needs to be renewed and where the latest version is held.
3. Review how ongoing issues are recorded
Good records go beyond certificates. Maintenance reports, contractor visits, inspections, access arrangements and important tenant communications should also be recorded in a way that allows the history of an issue to be followed properly.
This becomes particularly valuable where a repair develops over time, several contractors are involved or evidence may later be needed to show what action was taken and when.
4. Make communication part of the management process
Clear communication is becoming increasingly important within a more structured regulatory environment. Landlords should have a reliable process for receiving tenant concerns, responding to requests, recording important discussions and following matters through to completion.
Good property management is not simply about arranging work when something goes wrong. It is also about maintaining a clear record of decisions, communication and follow-up.
The Landlord Ombudsman is also on the horizon
The Renters’ Rights Act also provides for a new Private Rented Sector Landlord Ombudsman. The service is intended to provide tenants with an independent route for resolving complaints and to support landlords with guidance on dealing with issues at an earlier stage.
This part of the reform will follow the introduction of the PRS Database rather than arriving at the same time. Under the Government’s current roadmap, mandatory landlord membership of the Ombudsman scheme is expected in 2028, with further details and the charging model to be confirmed as implementation progresses.
Even though that requirement is further away, landlords can prepare by establishing clear processes for recording concerns, responding to complaints and documenting the action taken to resolve them.
Why organised management matters more than ever
The direction of travel is clear. Property management is becoming increasingly dependent on accurate records, consistent communication, documented maintenance and a clear understanding of what is happening at each property.
For landlords managing everything themselves, these additional requirements can add another layer of administration to an already demanding role. For those using a managing agent, it is worth considering whether the current service provides enough structure and visibility to keep important matters properly organised.
Preparing early does not just make future regulatory changes easier to deal with. It can also make everyday property management more efficient, reduce missed renewals and make it easier to demonstrate what action has been taken when questions arise.
How Snow White Property Management can help
Snow White Property Management provides residential property management for landlords across Surbiton, Kingston upon Thames, South West London, Surrey and surrounding areas.
Our approach is built around clear communication, organised maintenance coordination, regular property oversight and dependable follow-through. We can also help landlords keep important property information and documentation organised as part of the ongoing management of their property.
Whether you currently manage your property yourself or are considering moving from another managing agent, we can review your requirements and provide a tailored management proposal based on the property and level of support required.
Looking ahead to late 2026
The Renters’ Rights Act is being introduced in phases, and some of the finer details of the next stage are still to be confirmed. Landlords should therefore continue to check official Government guidance as the PRS Database rollout approaches.
What can be done now is much simpler: keep property records accurate, make sure key documentation is current, maintain clear records of maintenance and communication, and make sure the way your property is managed is ready for a more structured private rental sector.
Need support managing your rental property?
If you would like to discuss how Snow White Property Management could support your property, contact our team for a tailored proposal.
Call 020 3677 3337 or email info@swpmanagement.co.uk. You can also submit a property management enquiry through our contact us page on our website.
This article is intended as general information and reflects published Government guidance available at the time of writing in September 2026. It is not legal advice. Landlords should refer to current GOV.UK guidance or seek appropriate professional advice where necessary.
