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 opens for registration on 15 December 2026, West Midlands first, with other regions called forward through 2027 — what it asks for and what it costs is here. 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 the database, once you are called forward
Up to £7,000
Letting or marketing unregistered
Up to £40,000
False information or continuing breach
Rent repayment order
Also possible
Those are the database's civil penalties as summarised by the NRLA, and they bite only once your region has been called forward and its deadline has passed. The Ombudsman's penalties for non-membership have not been set, because the scheme has not been set up; any figure you see quoted for it today is a guess. The database page has the field list, the fee and the dates.
How to Prepare — Step by Step
Know which register is which
Two things are coming. The PRS Database is a register of landlords and properties, opening 15 December 2026, West Midlands first. The PRS Ombudsman is a complaints scheme, not yet open, currently expected in 2028. The steps below are for the database — there is nothing to do for the Ombudsman today.
Gather the dates the database asks for
The published field list asks for the date of the gas safety record, the electrical report (EICR) and the EPC, and the HMO licensing status, for each property. If you cannot put your hand on one of them now, that is the thing to fix before December.
Budget the fee
£65 per property, renewed every year, per the NRLA's summary. Not a large sum; a surprise if you have forty properties and did not know.
Watch for your region
The West Midlands is called forward first, with a deadline of 14 March 2027. Other regions follow through 2027. Register when yours opens, not before — there is no early registration.
Ignore anyone selling Ombudsman registration
Until the scheme is live, there is no portal, no fee and no number. An email or a website offering to register you with the PRS Ombudsman today is either mistaken or a scam.
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?
They will. The Renters' Rights Act 2025 makes membership mandatory for every private landlord letting residential property in England, self-managing or not — an agent's redress-scheme membership will not cover the landlord. But the scheme is not open: no administrator has been appointed and there is nothing to join today. Mandatory membership is currently expected in 2028; treat that as a planning assumption.
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 opens for registration on 15 December 2026, West Midlands first.
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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