Phase 2 of the Renters' Rights Bill is rolling out gradually by area from late 2026. It introduces a PRS Database, where every landlord and rental property in England gets registered, and an Ombudsman Scheme for resolving disputes without going to court. Nothing is compulsory yet, which means Birmingham landlords have time to get their compliance paperwork in order before it lands in their area. Phase 1 is already part of daily letting in Birmingham, and if you've relet a property since May, you've likely had to deal with it. Phase 2 is changing the focus: rather than altering how a tenancy works, it introduces a national record of who's letting what, and an independent way to sort out disputes without going anywhere near a courtroom. It starts rolling out from late 2026, and it reaches every landlord, not just new tenancies. If you're already letting in Birmingham, your existing portfolio will need to go on the register too.  There's no fixed date for our area yet, which is exactly why now is a good time to get ahead of it.

What Is Renters' Rights Bill Phase 2?

Phase 1 of the Renters’ Rights Bill landed on 1st May 2026 and covered the changes most landlords have already felt day-to-day: the end of Section 21 no-fault evictions, tenancies rolling on a periodic basis rather than fixed terms, and limits on rent increases and upfront payments. If you've relet a property since May, you've likely already worked within these rules. Phase 2 of the renters' rights bill brings the PRS Database, which, as of mid-2026, the government has been calling “register your rental property” and the new Ombudsman Scheme into the picture. The database will create a national record of landlords and rental properties, while the Ombudsman will give landlords and tenants an independent way to resolve disputes. For Birmingham landlords, there is no need to rush. The database is expected to begin rolling out from late 2026, but there is no confirmed date for Birmingham yet. That means there is time to get the basics right now, from property records and certificates to licensing and tenancy paperwork. The changes also sit alongside the wider compliance responsibilities landlords already have. Keeping your EPC up to date, for example, remains an important part of managing a rental property, particularly as energy efficiency requirements continue to evolve. 

The PRS Database: What Birmingham Landlords Need to Register

Getting ahead of the database is relatively straightforward. The government has set out the information landlords will eventually need to provide, so there is plenty of opportunity to start getting it together now. Registration will involve information about you as the landlord, as well as information about each property you let. Your landlord profile will need:
  • A GOV.UK One Login
  • Your personal or corporate details, including your legal name and contact information
  • The names of any joint landlords
  • Your Ombudsman membership details
  • Managing agent details, if you use one
  • A payment method
For each property you let, you will need to provide:
  • The property address
  • Property type
  • Room layout
  • Financial terms of the tenancy
  • Tenancy information
You will also need to have the relevant property and compliance information available, including:
  • Energy Performance Certificate
  • Gas Safety Certificate
  • Electrical Installation Condition Report (EICR)
  • Deposit protection details
  • Any relevant local council licences
For landlords with well-organised property records, much of this should already be readily available. For those managing several properties, it is a useful opportunity to make sure information is accurate and easy to access before registration becomes mandatory. The government has not yet confirmed a specific Birmingham registration date. Its implementation roadmap states that landlords will be given sufficient notice before membership becomes compulsory, with the full service expected to be rolled out by 2028. Once registration becomes mandatory in your area, landlords who market or let an unregistered property can face enforcement action and financial penalties. Government guidance currently sets out civil penalties of up to £7,000 for certain breaches, rising to £40,000 for repeated or serious breaches. That might sound significant, but the important point for Birmingham landlords is that these penalties are not something you need to be dealing with today. The database is being introduced gradually, and there is time to prepare.

The Ombudsman Scheme: What Changes for Complaint Handling

Phase 2 of the renters' rights bill will introduce the Ombudsman Scheme, which will give landlords and tenants an independent route for resolving disputes without having to go straight to court. For landlords, that means having a clear process when a complaint is raised. Issues around repairs, communication, deposits or other aspects of a tenancy can be considered through an independent complaints process. Good property management should already involve clear communication and accurate records. The Ombudsman Scheme formalises that approach and gives both sides a recognised route when an issue cannot be resolved directly. Membership will form part of the wider PRS Database requirements, so landlords should think about the two changes together rather than as separate pieces of legislation. For landlords who already keep their properties well managed and their paperwork in order, much of this should feel like a natural extension of good practice.

What Happens If You're Not Ready

Once the database becomes mandatory in Birmingham, landlords will need to have their properties registered before they can legally market or let them. The exact enforcement process for the database is still being developed, but the government has already confirmed that financial penalties will apply to certain breaches. That is why preparation matters more than panic. There is no benefit in waiting until a registration deadline is announced and then trying to pull together years of property records at once. Getting your certificates, tenancy information and licensing details organised now makes the eventual registration process much simpler. It also gives you a clearer picture of your portfolio. If an EPC is approaching expiry, a licence needs renewing or tenancy documentation needs updating, dealing with it now means one less thing to worry about later.

What Birmingham Landlords Should Do Before the Database Arrives

Set aside an afternoon and pull together what you'll eventually need: your EPC, gas safety certificate, EICR, deposit protection details and any council licensing your property requires.  If any of those are close to expiring or you've been putting off a renewal, this is the nudge to deal with it while there's no deadline attached. Worth doing the same check on your tenancy agreements too, particularly if they haven't been updated since Phase 1 came in. None of this needs doing overnight.  A well-prepared portfolio now means Phase 2 lands as a formality later, rather than a scramble.

Let Miller Rose Handle Your Compliance

This is exactly the kind of thing we like taking off a landlord's plate.  We're already tracking EPC deadlines, gas safety renewals and licensing across every property we manage, so adding PRS Database registration and Ombudsman membership into that is a small step for us, one more thing we keep on top of so you don't have to.  A well-maintained, properly compliant property is also one tenants stay in longer, which matters more than any of this paperwork ever will. If you'd rather hand the compliance side over and get back to the parts of owning property you actually enjoy, get in touch today!

FAQs

What is Renters' Rights Bill Phase 2?

The next stage of the Renters' Rights Bill, following the tenancy and eviction changes brought in through Phase 1 in May 2026. It introduces the PRS Database, a national register for landlords and rental properties, and the Ombudsman Scheme, an independent way to resolve disputes without going to court.

When does the PRS Database launch?

No exact date has been confirmed. Government guidance says landlords will be given sufficient notice before membership becomes compulsory, with full rollout expected by 2028.

Do I need to register every property?

Yes. Registration covers your landlord profile as well as a separate entry for each property you let, each with its own unique property registration number.

What happens if I don't register in time?

You won't be able to legally market or relet a property that isn't registered, similar to how you currently can't let a property below the minimum EPC rating without a registered exemption.

Does this apply to landlords outside Birmingham?

Yes. Phase 2 of the Renters' Rights Bill, including the PRS Database and Ombudsman Scheme, applies across England, and we're covering it here because it directly affects our Birmingham landlord portfolio.

How is this different from the Ombudsman scheme? 

The database is where you register as a landlord and record details for each property. Ombudsman membership is one of the things you register as part of that, and it's specifically the route landlords and tenants use to resolve disputes independently.