Planned, not law
The government has announced it, but it isn’t law yet and could change.
For: Private landlords in England with assured or regulated tenancies
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What's changing
The government plans a new, independent ombudsman that private tenants in England can complain to about their landlord. It calls it the Private Rented Sector Landlord Ombudsman. Landlords are expected to have to join it from 2028.
Current tenants, former tenants and people who asked about or viewed your home to rent will all be able to complain (Renters' Rights Act 2025, section 64). Tenants will use it for free. Only tenants can bring complaints to it. The scheme may also offer optional mediation that a landlord can ask for.
The ombudsman will decide what is fair and reasonable. It will be able to order you to apologise or explain, to pay compensation of up to £25,000, or to take other steps to put things right for the tenant (Private Landlord Redress Schemes Regulations 2026). The government says its decisions will be binding. Tenants can still go to court instead, for example if they think £25,000 is too low. You'll normally get the chance to sort a complaint out yourself before the ombudsman takes it on.
What's law and what isn't yet
This is the government's plan. The law that would make you join hasn't been made yet.
The Renters' Rights Act 2025 gives the government the power to make rules requiring landlords to join. The Act doesn't make you join by itself.
On 17 September 2026, the first set of rules came into force. They set the standards a scheme must meet before it can be used. They don't put any new duty on landlords (Private Landlord Redress Schemes Regulations 2026).
The rules that will actually require you to join come next. The government says it will make them once a scheme is set up and ready to take members. No draft of them has been published.
Who it affects
It will cover private landlords of homes in England let on an assured tenancy, or on an older kind called a regulated tenancy. Social housing isn't included (Renters' Rights Act 2025, section 63). If the home is your tenant's main home and you don't live there yourself, it's most likely an assured tenancy. Landlords who use a letting agent are included too.
When the rules that make you join are made, they could also say you must join before you advertise a home to let, and stay a member for a while after you stop letting (Renters' Rights Act 2025, section 64).
When
The government expects to require landlords to join in 2028, and says you'll be given notice first.
It plans to set up just one scheme. Ministers told Parliament in June 2026 that they intend the Housing Ombudsman Service, which already handles complaints about social housing landlords, to run it. They said this still depends on final checks, and it hasn't been formally appointed yet. The government says it will choose who runs the scheme at least 12 to 18 months before landlords have to join, to give it time to get ready.
The new landlord register, called the PRS Database, comes first. The ombudsman follows it.
What it will cost
No fee has been set. The government has said it's likely to be a small yearly fee for each rented home, to be confirmed closer to launch. The rules say the scheme's fees must be fair and in proportion, must cover its costs without making a profit, and can only go up with the government's approval (Private Landlord Redress Schemes Regulations 2026).
If you don't join, once it starts
Once joining is required, your council will be able to fine a landlord who hasn't joined. The fine can be up to £7,000 (Renters' Rights Act 2025, section 66). If a landlord still hasn't joined 28 days after a fine, or breaks the rules again within five years, the fine can be up to £40,000, or the landlord can be prosecuted instead (Renters' Rights Act 2025, sections 66 and 67). A tenant will also be able to ask a tribunal to make a landlord repay rent if the landlord still hasn't joined 28 days after being fined (Renters' Rights Act 2025, section 98). None of this applies yet.
What to do
Nothing yet. There's nothing to join and nothing to pay. We'll update this page when the government sets a date.
The new landlord register comes first, so that's the one to get ready for.
On Quarterday
Sources
- Renters' Rights Act 2025, section 63: Meaning of "residential landlord": which landlords are covered. Checked 2026-10-12.
- Renters' Rights Act 2025, section 64: Landlord redress schemes: the power to require membership; who can complain; joining before marketing and staying a member; optional mediation a landlord can ask for (section 64(9) and (10)); in force only for making regulations. Checked 2026-10-12.
- Renters' Rights Act 2025, section 65: Approval and designation of landlord redress schemes: time for landlords to resolve complaints first; fees. Checked 2026-10-12.
- Renters' Rights Act 2025, section 66: Financial penalties: £7,000 and £40,000 maximums (section 66(2)). Checked 2026-10-12.
- Renters' Rights Act 2025, section 67: Offences: continuing breaches more than 28 days after a fine (section 67(1)) and a different breach within five years (section 67(2)); marked "Prospective" (not in force). Checked 2026-10-12.
- Renters' Rights Act 2025, section 98: Rent repayment orders: adds continuing breaches under section 67(1) to the offences for which a tenant can seek repayment of rent (section 98(2)(d)); that part is not yet in force. Checked 2026-10-12.
- Housing and Planning Act 2016, section 40: Introduction and key definitions: the rent repayment order table; the change from Renters' Rights Act 2025 section 98(2)(d) is listed as "yet to be applied". Checked 2026-10-12.
- Housing and Planning Act 2016, section 41: Application for rent repayment order: a tenant applies to the First-tier Tribunal. Checked 2026-10-12.
- Renters' Rights Act 2025, section 145: Commencement: the Act is in force for making regulations from Royal Assent. Checked 2026-10-12.
- The Private Landlord Redress Schemes (Approval and Designation) Regulations 2026 (SI 2026/1033): made 16 September 2026, in force 17 September 2026; redress orders, including compensation of no more than £25,000 (Schedule, paragraph 4); the fair and reasonable test (Schedule, paragraph 3); fee conditions (Schedule, paragraph 7). Checked 2026-10-12.
- Explanatory Memorandum to SI 2026/1033: no duty on landlords yet; further regulations to require membership; free for tenants; binding decisions; tenants can still go to court; fees without profit; landlord-initiated mediation. Checked 2026-10-12.
- Hansard, Commons Delegated Legislation Committee, Draft Private Landlord Redress Schemes (Approval and Designation) Regulations 2026, 22 June 2026: a single designated scheme; the government's intention that the Housing Ombudsman Service runs it. Checked 2026-10-12.
- Hansard, Lords Grand Committee, Private Landlord Redress Schemes (Approval and Designation) Regulations 2026, 30 June 2026: the Housing Ombudsman Service intended, "subject to final assurance on deliverability"; not yet officially appointed. Checked 2026-10-12.
- Implementing the Renters' Rights Act 2025: Our roadmap for reforming the Private Rented Sector (GOV.UK): membership expected in 2028; notice to landlords; administrator chosen at least 12 to 18 months before; after the database; fee model confirmed closer to launch. Checked 2026-10-12.
- Guide to the Renters' Rights Act (GOV.UK): includes landlords who use a managing agent; free for tenants; only tenants can complain; a small annual fee per property is likely. Checked 2026-10-12.
- Extending Awaab's Law to private rented tenancies and to licences: consultation document (GOV.UK): the government still expects the ombudsman from 2028 (published 9 October 2026). Checked 2026-10-12.
- Assured periodic tenancies: a guide for tenants (GOV.UK): when a tenancy is an assured tenancy. Checked 2026-10-12.
Spotted something out of date? Tell us and we’ll check it. This is general information, not legal advice.