Most landlords have at least heard of the Renters’ Rights Act. It’s not new anymore, and it’s no longer something happening “at some point down the line”. It’s law, and parts of it are already shaping how the private rented sector works day to day.
One part that still causes a bit of uncertainty is the Landlord Ombudsman. It sounds formal. Slightly heavy. I’ve had a few landlords say it feels like another body waiting to catch them out. I don’t think that’s quite the right way to look at it, but I get why it feels that way.
Put simply, every landlord in England now has to be registered with an approved Landlord Ombudsman scheme. One property, ten properties, accidental landlord, full-time investor. It doesn’t matter. If you rent out a home, you’re in the system.
The role of the Ombudsman is to step in when a tenant and landlord can’t resolve an issue themselves. That’s the key point. It isn’t there to replace normal communication. Tenants are still expected to raise issues with you first and give you a fair chance to put things right.
If that doesn’t work, the tenant can escalate the complaint to the Ombudsman. At that stage, both sides submit evidence. Emails, messages, photos, reports. Nothing fancy, just a clear record of what’s happened.
The Ombudsman then reviews everything and makes a decision. In many cases that will mean a repair needs completing, an apology is required, or compensation is awarded where a tenant has genuinely been messed about.
And this bit matters. The decisions are binding. They’re not suggestions. Ignoring them can lead to enforcement action, and for repeat non-compliance, landlords can be prevented from letting property at all. That’s no longer a scare story. It’s written into the Act.
There is a cost to being part of the Ombudsman scheme. It’s meant to be reasonable, but it’s still something landlords now need to factor into their running costs, much like licensing or compliance certificates. Registration needs to be maintained and kept in good standing.
One change tenants notice straight away is that they don’t need solicitors to use the Ombudsman. The process is designed to be accessible. Plain language, online forms, and quicker resolutions than court. In theory, most cases should be wrapped up in weeks rather than dragging on for months.
A fair concern is whether the Ombudsman gets flooded with minor or unreasonable complaints. That’s always a risk. The system is designed to filter out low-level noise and focus on genuine disputes, though how smoothly that works in practice will become clearer over time.
For landlords in 2026, the sensible approach is fairly boring, but it works. Keep records. Communicate clearly. Deal with repairs without unnecessary delays. Treat tenants fairly. If you’re already doing that, the Ombudsman is unlikely to ever cross your path. And if it does, you’ll be in a decent position.
This is part of a broader shift towards a more regulated and professional private rented sector. Whether you welcome it or not, it’s now the framework we’re operating within.