Renting in England
Landlord ombudsman: when it opens, and how to complain about a landlord now
The Private Rented Sector Landlord Ombudsman isn’t open yet. The government hasn’t chosen who will run it, and expects landlords to have to join in 2028. Until then, complain to your landlord in writing, then to your council, or to the letting agent’s redress scheme if an agent is involved.
England only · Checked against GOV.UK on 25 October 2026 · Independent, not a government service
Found a place to rent? Check it free before you sign: energy rating, flood risk, crime nearby and sale history. No sign-up.
Check a property freeWhere the landlord ombudsman stands
- Is it open?
- No. There is no ombudsman for private landlords in England yet, so it can’t take your complaint.
- Who will run it?
- Not decided. The government has said its preferred approach is for the Housing Ombudsman Service, which already handles social housing complaints, to run one service for both. It has not made a final decision.
- When?
- The government’s roadmap puts compulsory sign-up for landlords in 2028, after the landlord database. No exact date has been published, and landlords will be given notice before they must join.
- What exists in law so far
- The Renters’ Rights Act 2025 lets the government require landlords to join. Rules for approving a scheme were made in 2026. The regulations that would actually make landlords join have not been made.
Like the landlord database, the ombudsman is part of the Renters’ Rights Act’s later phases. The 2028 timing is the government’s expectation, not a date fixed in law, so it could move.
What the ombudsman will do
It will give private renters somewhere independent to take a complaint their landlord hasn’t resolved, without going to court. The Housing Ombudsman describes it as covering a landlord’s actions and behaviour, including standards and repairs. The rules for approving a scheme say it must:
- take complaints from prospective, current and former tenants about a landlord who is a member
- give the landlord time to sort the problem out before it accepts the complaint
- decide on what is fair and reasonable in the circumstances, not only on strict legal rights
- be able to order an apology or explanation, compensation of up to £25,000, or other action in your interests, with a deadline
- be able to expel a landlord who ignores an order, and publish their name and the addresses they let
The scheme’s own rules, including how long you have to complain, haven’t been published. The Act also lets the government make an accepted decision enforceable like a court order, but only after consulting landlord and tenant groups.
Membership will be compulsory
Private landlords letting an assured or regulated tenancy in England will have to join, even if an agent manages the home. The regulations can also require a landlord to stay a member for a period after they stop letting, and stop a landlord marketing a home before joining. Councils will enforce it, with fines of up to £7,000, or up to £40,000 where the breach is an offence. Landlords will pay for the service.
How to complain about a landlord now
1. Complain to the landlord, in writing
Start here, whatever the problem. GOV.UK says to use your landlord’s complaints policy if they have one. Put the complaint in writing, by email or letter: what is wrong, since when, what you want done and by when. Attach photos, receipts and any medical notes, and keep a copy. If you don’t know who your landlord is, see how to find your landlord.
2. If an agent is involved, use its redress scheme
Every letting agent and property manager in England must belong to a government-approved redress scheme: The Property Ombudsman or Property Redress (called the Property Redress Scheme until 2024). Complain to the agent first. The Property Ombudsman accepts your complaint once you have the agent’s final response, or once 8 weeks have passed, and you must go to it within 12 months of that final response. It is free.
These schemes cover what the agent did, not the landlord. Shelter notes that you usually can’t complain about the landlord’s own failings unless the agent helped cause them.
3. Go to the council’s private housing team
If the landlord won’t fix the problem, contact your council. For disrepair and hazards, its private sector housing or environmental health team can inspect the home and must act if it finds serious health and safety hazards. Councils also deal with harassment and illegal eviction, and under the Renters’ Rights Act have new powers to investigate and take action when a landlord breaks the law. Find your council.
4. Use the tribunal or the court
- If your landlord committed certain offences, such as letting an unlicensed home or ignoring an improvement notice, you can apply to the First-tier Tribunal for a rent repayment order of up to 2 years’ rent.
- A rent increase you think is too high goes to the tribunal too: challenging a rent increase.
- For disrepair that has damaged your health or belongings, you may be able to claim in the county court. Get advice first: Citizens Advice warns that court action can be expensive.
Deposit disputes
A dispute about deposit deductions goes to the scheme protecting your deposit. Its dispute service is free, but both of you must agree to use it, and its decision is final. Check which scheme holds your deposit.
If you are in danger, or being locked out or threatened, call the police first.
Is there an ombudsman for private landlords?
Not yet. The Renters’ Rights Act 2025 creates a Private Rented Sector Landlord Ombudsman, but it isn’t running. The government hasn’t chosen who will operate it, and expects landlords to sign up in 2028. Until then, complain to the landlord in writing, then to your council, or to the agent’s redress scheme if an agent is involved.
Can I complain to the Housing Ombudsman about a private landlord?
Usually not. The Housing Ombudsman deals with social landlords such as councils and housing associations, plus landlords who have joined voluntarily. Voluntary membership is open to landlords the law doesn’t require to join, so a private landlord can sign up, but there is no duty to. The Housing Ombudsman says it can’t answer questions about the new private rented sector scheme.
When will the landlord ombudsman start?
The government expects the service to be ready, and landlords to have to join, in 2028. That is a year, not a date. It comes after the landlord database, which is due to open for registration in its first region on 15 December 2026 under regulations still awaiting Parliament’s approval, and the government has said landlords will get notice before membership becomes compulsory.
What will the ombudsman be able to do?
Investigate complaints from current, former and prospective tenants, and decide them on what is fair and reasonable. Under the approval rules, it can order a landlord to apologise or explain, to take action to put things right, or to pay compensation of up to £25,000. A landlord who ignores an order can be expelled from the scheme.
Will every landlord have to join?
That is the plan: the roadmap says the scheme will be mandatory for private landlords, whether or not they use an agent. Once the regulations are made, a council can fine a landlord up to £7,000 for not joining, and up to £40,000 for a repeated or continuing breach that is an offence.
Can my landlord evict me for complaining?
Not for that reason. Since 1 May 2026, section 21 no-fault eviction has gone, so a landlord needs one of the legal grounds, such as rent arrears or selling, and a court order if you don’t leave. Complaining is not a ground.
What the end of section 21 means and what to do if a landlord tries to force you out.
Does this apply in Wales or Scotland?
No. The landlord ombudsman and the routes on this page are for England. Wales and Scotland have their own systems for tenant complaints.
Where this comes from
The government’s Renters’ Rights Act implementation roadmap (timing, mandatory membership, the scheme administrator); the Housing Ombudsman Service’s voluntary membership page and the Housing Ombudsman recruitment pack (who will run it); the House of Commons Library briefing How to complain about rented housing in England. On legislation.gov.uk: the Renters’ Rights Act 2025, Part 2, Chapter 2, sections 64 (membership), 66 (penalties) and 68 (enforcing decisions), and the Private Landlord Redress Schemes (Approval and Designation) Regulations 2026. On GOV.UK: private renting complaints, repairs, deposit disputes and the Renters’ Rights Act overview for tenants. Also The Property Ombudsman’s consumer guide, Shelter on letting agent redress schemes and Citizens Advice on complaining about your landlord.
This guide covers common private tenancies in England and is general information, not legal advice. Different rules apply in Scotland, Wales and Northern Ireland, and to lodgers, social housing and some specialist accommodation. RenterCheck is independent and not connected with the government or any ombudsman.
Check the landlord
Check who owns the home before you pay anything.
There’s no ombudsman to fall back on yet, so it pays to check before you sign. Complete RenterCheck shows who owns the home on HM Land Registry records and checks licensing for the address. The free check covers its energy rating, flood risk and crime.