Renters’ Rights Act Phase 2: Key Deadlines, Property Database Rules, and What It Means for Providers

• What is RRA Phase 2? The official rollout of the digital 'Register your rental property' service requiring landlords in England to register themselves and their rental properties annually.

• What is the annual fee? £65 per property, per year (pro-rated during the initial rollout phase).
• When do regional deadlines start? Rollout begins on 15 December 2026 in the West Midlands and progresses across nine English regions through November 2027.
• Are PBSA properties exempt? Purpose-Built Student Accommodation (PBSA) providers who are members of government-approved housing codes (such as ANUK/Unipol) retain exemptions for fixed-term tenancies and upfront seasonal rent.
• Are supported housing properties exempt? Supported Exempt Accommodation under Section 12 of the Supported Housing (Regulatory Oversight) Act 2023 is exempt from registering on the database service.

The private rented sector is embarking on its next major phase of regulatory reform. The government has officially signed into law two key Statutory Instruments: The Renters’ Rights Act 2025 (commencement No.4) Regulations 2026 and The Private Rented Sector Database Regulations 2026.  

Together these regulations mark the official launch of Phase 2 of the Renters’ Rights Act (RRA), introducing the mandatory digital ‘Register your rental property’ service (formerly known as the PRS Database).  

As an official campaign and marketing partner working alongside the government and having shared commentary across national media including the BBC and The Times, Housing Hand is dedicated to providing clear, transparent guidance to help landlords, letting agents, PBSA operators and housing providers navigate these changes smoothly. 

1. What Changes Are Introduced in Phase 2?  

Phase 2 establishes a centralise digital portal designed to standardise compliance and property data across England:  

Mandatory Annual Registration: 

Landlords must create an entry using a GOV.UK One Login, registering both themselves and each property they let under an assured or regulated tenancy. Operating an unregistered property carries legal enforcement risks and financial penalties.

• Standardised £65 Annual Fee:  

  The annual fee is £65 per property. Pro-rating rules apply during initial rollout so early registrants face no cost disadvantage.

• Required Documentation:  

  Landlords must upload core property details (address, bedroom/occupancy counts, rent amounts and frequency, HMO licensing) along with valid safety certificates—specifically Gas Safety Records, Electrical Installation Condition Reports (EICR), and Energy Performance Certificates (EPC) or valid MEES exemptions.  

• Legal Responsibility:
  
  While property managers or letting agents can assist by uploading documents, the legal responsibility for completing property registration remains strictly with the landlord.

• Future Rent Determinations:  
  
  HMRC’s Valuation Office Agency (VOA) Rent Officer function will eventually handle formal tenant challenges to rent increases in England, replacing the First-tier Tribunal once enabling legislation is passed. In the interim, tenants continue to use the First-tier Tribunal. 

2. Complete Regional Rollout Schedule

To manage portal capacity, property registration commences on a rolling regional basis starting on 15 December 2026. Once regulations commence in your region, landlords have a 3-month window to complete registration:

Note for multi-region providers: Landlords managing properties across multiple regions do not need to wait for each regional start date. You can choose to register all your properties simultaneously starting from 15 December 2026, provided each property meets its respective regional deadline.

3. The Tenant Awareness Gap: Insights from Understanding Renters 2026

Compliance is only one part of manging a successful transition. Our nationwide industry report, Understanding Renters 2026 (surveying nearly 1,700 UK tenants), highlights a significant information gap across the market:  

• 78% of renters do not know how the Renters’ Rights Act impacts them.  

• 81% do not know the RRA implementation dates.  

• 70% do not understand open-ended tenancy structures.  

• Only 3% have received information about the Act directly from their landlord or accommodation provider.

As the UK's leading rent guarantor service, guaranteeing over £1 billion in rent across 100,000+ tenancies and partnering with 4000+ accommodation providers, Housing Hand is here to support the market through every regulatory phase.  

Whether it’s helping prospective renters get pre-approved via Guarantor Passport, removing upfront move-in barriers with Go Depositless, or offering free, SRA- regulated default mediation to resolve payment issues gently while protecting tenant relationship, our tools are built to make renting fairer, clearer, and safer for everyone involved.