The biggest shake-up to renting in a generation has arrived
The Renters’ Rights Act received Royal Assent in October 2025, with the first major phase of reforms coming into force on 1 May 2026. For landlords in Southville, Bedminster, and across the BS3 postcode, this is not a distant policy change – it is now part of the legal framework governing private rented property in England.
This is one of the most significant reforms to the private rented sector in decades. We know it can feel overwhelming. At CJ Hole Southville, we have been helping landlords navigate exactly this kind of change for over 150 years. Our job is to cut through the noise and give you a clear, practical picture of what has changed and what you need to do.
Let us get straight into it.
Fixed-term tenancies are gone – here is what replaces them
One of the most fundamental changes under the Renters’ Rights Act is the abolition of fixed-term assured shorthold tenancies (ASTs). Since 1 May 2026, most existing assured shorthold tenancies have converted to assured periodic tenancies, while new assured tenancies are periodic rather than fixed-term.
This means assured tenants are no longer tied to a fixed contractual end date. Tenants can generally end an assured periodic tenancy by giving two months’ notice, subject to the applicable rules. Landlords must rely on a valid statutory possession ground and follow the correct procedure when they need to regain possession.
What does this mean in practice?
You must now use the reformed possession process to end an assured tenancy. The Act has introduced new and strengthened grounds for possession, including grounds covering circumstances such as a landlord intending to sell the property or a landlord or qualifying family member needing to occupy it.
Notice periods and grounds have changed. If you are not across the details, you need to be. Using the wrong process could mean a costly and time-consuming dispute.
Our team at CJ Hole Southville can walk you through which grounds may apply to your situation and help you understand the correct process.
The rental bidding ban – and why your asking price matters more than ever
The Renters’ Rights Act introduces restrictions on rental bidding. Landlords and letting agents must not encourage prospective tenants to offer more than the advertised rent, and landlords cannot accept an offer above the advertised rent. The advertised rent must also be stated as a specific amount rather than a range.
This is a significant shift. It places greater importance on pricing your property accurately from the outset.
Getting your rent right in BS3
Southville and Bedminster remain established rental locations within Bristol. Renters are drawn to the independent shops and amenities around North Street, the green spaces of Greville Smyth Park, and convenient access to Bristol city centre.
Rental values can vary considerably according to property type, size, condition and exact location within BS3, so using current local market evidence is important when setting an asking rent.
Pricing too high may result in longer marketing periods. Pricing too low can mean missing potential rental income. With rental bidding restrictions now in force, accurate pricing from the outset is more important than ever.
Our team knows the BS3 market street by street. We will give you an honest, data-backed rental valuation based on relevant local evidence.
Bristol’s licensing obligations – your combined compliance duties
The Renters’ Rights Act sits alongside existing local licensing requirements. Landlords therefore need to consider both the national rules and any property licensing requirements that apply to their particular property.
The Bedminster selective licensing scheme
If your property is within the designated Bedminster selective licensing area, you may need a selective licence. Bristol City Council’s Bedminster and Brislington West selective licensing scheme came into force on 6 April 2022 and is currently scheduled to run until 5 April 2027, subject to the council’s applicable designation and exemptions.
Renting a property that requires a licence without holding the appropriate licence can result in enforcement action, including civil penalties and, in qualifying circumstances, a rent repayment order.
If you are unsure whether your property falls within the Bedminster selective licensing boundary, check now. Do not assume.
Bristol’s citywide additional HMO licensing
Bristol City Council’s citywide additional HMO licensing scheme came into force on 6 August 2024.
It covers HMOs that fall within the additional licensing definition and are not already covered by mandatory HMO licensing or another applicable licensing scheme. In Bristol, certain HMOs occupied by three or four people forming more than one household may require an additional licence.
Mandatory HMO licensing generally applies to HMOs occupied by five or more people from two or more households, subject to the applicable rules.
The licensing position therefore depends on the property, occupancy arrangements and applicable scheme. If you own or manage an HMO in BS3, check which licence requirements apply to your property.
How the Act interacts with licensing
The Renters’ Rights Act does not replace Bristol’s existing property licensing requirements. Landlords must continue to comply with applicable licensing rules alongside the new national tenancy requirements.
Unlicensed landlords can face enforcement action and, in qualifying circumstances, rent repayment orders.
Being compliant with one set of rules but not another is not enough. You need to be fully compliant across all applicable obligations.
Why BS3 is still absolutely worth staying in
We understand that this level of regulatory change can make some landlords question whether the effort is worth it. We want to be direct with you: it is.
Southville and Bedminster attract tenants because of their location, amenities and established community character. The area’s appeal – from the Tobacco Factory arts venue to the shops and facilities around North Street and Bedminster Parade – continues to make BS3 an established part of Bristol’s private rented sector.
For landlords, getting compliance right is essential to managing a property effectively. The new periodic tenancy model may also support longer-term landlord-tenant relationships where both parties are happy with the arrangement.
Your compliance checklist for right now
Act on these steps immediately
Review all existing tenancies and understand how they have transitioned under the new periodic tenancy framework.
Check whether your property requires a Bedminster selective licence and confirm that any required licence is current.
Confirm whether your property meets the threshold for an additional HMO licence.
Review your current asking rent against reliable and up-to-date BS3 market data.
Ensure your possession procedures reflect the new statutory grounds and notice requirements under the Renters’ Rights Act.
Review your processes for rental bidding and make sure advertised rents and tenant offers are handled in accordance with the new rules.
Keep your records and tenancy documentation up to date.
Speak to a letting agent with deep local knowledge who can help you keep track of your responsibilities as the new framework develops.
CJ Hole Southville is here to help you work through every one of these steps.
Talk to the team who know Southville inside out
At CJ Hole, we have been part of this community since 1867. We have seen markets rise and fall, legislation come and go, and we have helped landlords through every cycle. The Renters’ Rights Act is significant – but with the right support, you can navigate it confidently.
Whether you manage one property on Stackpool Road or a portfolio spread across BS3, we will give you the same honest, expert guidance.
Book a free lettings compliance review with our Southville team today. We will assess your current position, identify any gaps, and give you a clear action plan – no jargon, no pressure.
Visit southville.cjhole.co.uk to book your free lettings compliance review, or get in touch with us directly to speak to a member of our team. We are ready to help you get this right.
