Registration is not open yet — here is the timeline
The PRS Ombudsman was created by the Renters' Rights Act 2025, but the scheme is not live and you cannot register today. The PRS Database rolls out regionally from late 2026 into 2027, and mandatory Ombudsman membership is currently expected in 2028. As of mid-2026 no scheme administrator has been appointed, so treat 2028 as a planning assumption rather than a fixed date. Once membership is mandatory, failing to join will carry a fine of up to £5,000 per property. Be wary of any site offering to register you now.
What Is the PRS Ombudsman?
The Private Rented Sector (PRS) Ombudsman is a new mandatory dispute resolution body created by the Renters' Rights Act 2025. It replaces the patchwork of voluntary redress schemes that existed previously and extends mandatory membership to private landlords — not just letting agents.
The Ombudsman handles complaints from tenants about landlord behaviour: maintenance failures, deposit disputes, communication breakdowns, unlawful eviction attempts, and other breaches of the tenancy agreement. Its decisions are binding on landlords and can include compensation orders, requirements to carry out repairs, and formal apologies.
Who Must Register?
- All private landlords letting residential property in England — regardless of portfolio size. A landlord with one property and a landlord with 100 properties both have the same obligation.
- Self-managing landlords will register directly with the PRS Ombudsman once the scheme opens.
- Landlords using a letting agent — your agent's membership in a redress scheme (TPOS or PRS) does not cover you. You will also need to join individually.
- Portfolio landlords — register once but list all properties. Each property must be covered.
Landlords renting through a social housing provider or who have only commercial tenants are exempt. Holiday lets and short-term accommodation (Airbnb-style) are a grey area — take legal advice if your situation is unclear.
Penalties for Non-Registration
Up to £5,000
Fine per property
Up to 12 months
Rent repayment order
Criminal
Offence type
Local housing authorities have new enforcement powers under the Act. They can proactively check registration status and issue compliance notices without waiting for a tenant complaint. If a landlord fails to comply with a notice, further fines and rent repayment orders follow.
How to Register — Step by Step
Check your registration status
If you currently use a letting agent, confirm whether your agent has registered you or whether you need to register independently. Most self-managing landlords will need to register directly.
Register at the PRS Ombudsman portal
Go to the official PRS Ombudsman website (prs.co.uk or the government-designated portal) and complete the registration form. You will need: your name and contact details, the address(es) of each rental property, and proof of identity.
Pay the annual membership fee
Pay the registration fee for your portfolio. Keep your payment confirmation — this is your proof of compliance and may be requested by local housing authorities or tenants.
Display your membership number
You must provide your PRS Ombudsman membership number in any tenancy agreement, advertisement, and correspondence with tenants. This is a legal requirement under the Renters' Rights Act 2025.
Renew annually
PRS Ombudsman membership must be renewed each year. Lapsed membership is treated as non-registration for the purposes of enforcement. Set a calendar reminder at least 30 days before your renewal date.
What Tenants Can Complain About
Once you are registered, your tenants have the right to bring complaints to the PRS Ombudsman. The Ombudsman can investigate:
- Failure to carry out repairs within a reasonable timeframe
- Deposit deductions you cannot properly evidence
- Harassment or interference with quiet enjoyment
- Failure to provide required documents (EPC, gas safety certificate, How to Rent guide)
- Unlawful attempts to evict without using the Section 8 procedure
- Poor communication or failure to respond to maintenance requests
The Ombudsman's process is free for tenants and faster than court. Decisions are made within a set timeframe and compensation awards are binding — landlords cannot appeal to court to overturn an award.
How Guaranteed Rent Protects You
Landlords on a guaranteed rent agreement with PropertyVault have all compliance obligations handled by us. We register, manage all tenant communication, handle maintenance, and deal with any Ombudsman complaints on your behalf — so you never have to interact with the scheme directly.
Related Guides
Frequently Asked Questions
Do all landlords have to register with the PRS Ombudsman?
Yes. Under the Renters' Rights Act 2025, all private landlords letting residential property in England are legally required to register with the new Private Rented Sector (PRS) Ombudsman. This is mandatory — there is no opt-out. Self-managing landlords must register directly. Landlords using a letting agent are covered by the agent's membership, but the landlord themselves must also be registered.
What happens if I don't register with the PRS Ombudsman?
Nothing yet — the scheme is not live and there is no register to join. Once membership becomes mandatory (currently expected in 2028), failing to join will be an offence under the Renters' Rights Act 2025, with a fine of up to £5,000 per property. Landlords will need to be on the PRS Database first, which rolls out regionally from late 2026.
How much does PRS Ombudsman registration cost?
The PRS Ombudsman is expected to charge a membership fee to landlords, similar to the existing property agent redress schemes. The government has indicated the fee will be set at a level proportionate to portfolio size — likely a small annual fee per property. Specific fee schedules will be published by the PRS Ombudsman body once fully operational.
What does the PRS Ombudsman actually do?
The PRS Ombudsman resolves disputes between private landlords and tenants without the need for court proceedings. Tenants can bring complaints about maintenance failures, deposit disputes, communication failures, and other breaches of their tenancy agreement. The Ombudsman's decisions are binding on landlords — they can require compensation payments, repairs, or apologies.
Do I need to register if my letting agent is already a member of a redress scheme?
Even if your letting agent is already a member of The Property Ombudsman (TPOS) or the Property Redress Scheme (PRS), you as the landlord must also be individually registered with the PRS Ombudsman. Agent membership and landlord membership are separate requirements under the Renters' Rights Act 2025.
Disclaimer: The information on this page is for general educational purposes only and does not constitute financial, legal, or tax advice. Always seek independent professional advice before making property or investment decisions. Your property may be repossessed if you do not keep up repayments on a mortgage.
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