The Renters’ Rights Act is now changing how private rented properties are managed across England. Since 1 May 2026, major reforms have applied to assured tenancies, including the abolition of Section 21 ‘no-fault’ evictions and the move to assured periodic tenancies.
If you own a rental property in Bishopsworth, Hartcliffe, Headley Park, or Bedminster Down, these changes affect how you manage your tenancy, increase rent, respond to pet requests and seek possession.
This is one of the most significant changes to the private rented sector in decades. For landlords, the focus in August 2026 should be on understanding the rules that are already in force and preparing for further reforms still to come.
At CJ Hole Bishopsworth, we help landlords across BS13 navigate changes in the lettings market and understand what they need to do to manage their properties effectively.
What the Renters’ Rights Act means for landlords in August 2026
The Renters’ Rights Act received Royal Assent in 2025, with the first major phase of reforms coming into force on 1 May 2026. These changes apply to private rented properties in England and include new rules around tenancy structures, possession, rent increases, pets and rental practices.
For Bishopsworth landlords, this means reviewing how you manage existing and new tenancies rather than relying on procedures that applied before.
Section 21 ‘no-fault’ evictions have been abolished
Since 1 May 2026, private landlords can no longer use Section 21 ‘no-fault’ eviction notices for assured tenancies.
If you need to regain possession of a property, you must rely on one of the statutory possession grounds and follow the required notice and court procedures. The grounds include circumstances such as the landlord or a qualifying family member needing to move into the property, an intention to sell, rent arrears and antisocial behaviour.
This makes accurate tenancy records, appropriate evidence and correct possession procedures particularly important for landlords.
Fixed-term assured shorthold tenancies have been replaced
Since 1 May 2026, new assured tenancies are periodic rather than fixed-term. Most existing assured shorthold tenancies also converted to assured periodic tenancies from the same date. These tenancies have no fixed end date and continue on a rolling basis, such as monthly or weekly depending on the tenancy.
For landlords, this means tenancy planning and possession strategies need to reflect the new periodic system. Tenants can generally end an assured periodic tenancy by giving two months’ notice, subject to the applicable rules.
If you have written agreements with existing tenants, you do not necessarily need to replace the agreement simply because the tenancy has become periodic. However, landlords were required to provide the official Renters’ Rights Act Information Sheet to most existing tenants, while specific written information requirements apply to certain new or oral tenancies.
New and updated grounds for possession
The new possession framework includes mandatory and discretionary grounds covering specific circumstances.
For example:
Ground 1 can apply where the landlord or a qualifying close family member intends to occupy the property as their principal home.
Ground 1A can apply where the landlord intends to sell the property.
Ground 8 can apply where a tenant has reached the statutory rent-arrears threshold.
There are also grounds relating to antisocial behaviour and other circumstances. Each ground has its own eligibility requirements, notice period and procedural rules, so landlords should check the relevant statutory requirements before serving notice.
For example, Grounds 1 and 1A generally cannot be used to obtain possession during the first 12 months of a new tenancy, while Ground 1A requires four months’ notice before a court possession application can normally be made.
Your practical compliance checklist for BS13 landlords
Whether you manage a single buy-to-let in Headley Park or several properties across Bishopsworth and Hartcliffe, August 2026 is a good time to review your current processes.
Review your tenancy documentation
Existing assured tenancies have moved to the new periodic framework. New assured tenancies must also be structured as periodic tenancies rather than fixed-term ASTs.
Landlords should make sure their tenancy documentation reflects the current legal framework and that tenants have received any information that the law requires.
If you are unsure whether your paperwork is compliant, professional advice can help identify what needs to be updated.
Understand the new possession grounds
Familiarise yourself with the grounds that may apply to your circumstances and the evidence required to support a possession claim.
For example, if you intend to sell a property, Ground 1A may be relevant. If you or a qualifying family member needs to move into the property, Ground 1 may apply. Rent arrears and antisocial behaviour have their own specific grounds and requirements.
Possession procedures can be complex, so landlords should obtain appropriate professional or legal advice before serving notice.
Check your EPC and property safety requirements
The current minimum energy-efficiency standard for most privately rented properties in England remains E, subject to the applicable exemptions. Landlords should ensure that their EPC remains valid and that the property complies with the relevant MEES requirements.
You should also keep other legal safety requirements up to date, including:
- Gas safety requirements where gas appliances are present.
- Electrical safety requirements under the Electrical Safety Standards Regulations.
- Appropriate smoke and carbon monoxide alarms.
- Other property-specific health and safety obligations.
These requirements are separate from the Renters’ Rights Act, so landlords should treat them as part of their wider compliance responsibilities.
Understand the new rent increase rules
Under the assured periodic tenancy system, landlords can generally increase rent only once a year and must use the prescribed Section 13 process. Tenants can challenge an increase through the First-tier Tribunal if they believe the proposed rent is above the open-market rent.
Make sure any proposed rent increase follows the correct procedure and notice requirements rather than relying on an informal rent review clause.
Make sure your pet policy reflects the new rules
Tenants can request permission to keep a pet, and landlords can only refuse a request where there is a valid reason under the applicable rules
Landlords should therefore review older tenancy agreements that contain blanket ‘no pets’ provisions and make sure requests are handled in accordance with the current legislation.
Where a property is leasehold, landlords should also check any relevant lease restrictions before making a decision.
Review your tenant-selection practices
The Renters’ Rights Act also introduced protections against discrimination relating to children and tenants receiving benefits. These measures apply to landlords and agents letting properties on assured and regulated tenancies.
Landlords and agents should therefore review property advertisements, application procedures and tenancy criteria to ensure they do not unlawfully discriminate against prospective tenants.
What about the Private Rented Sector Database?
The Private Rented Sector Database is an important part of the wider Renters’ Rights Act reforms, but landlords should be careful about treating it as an obligation that was already fully operational in August 2026.
The government’s implementation roadmap places the database in phase two, from late 2026. It is intended to bring together information about landlords and privately rented properties and support transparency and enforcement.
For BS13 landlords, this means keeping your property and compliance records organised now so that you are prepared as further requirements are introduced.
Should you consider a fully managed letting service?
Many landlords in Bishopsworth and the surrounding BS13 area are reviewing how they manage their properties following the introduction of the new tenancy regime.
The regulatory environment is becoming more detailed, with landlords needing to keep track of tenancy documentation, rent increases, possession procedures, property safety requirements and tenant rights.
A fully managed service through CJ Hole Bishopsworth can provide support with areas such as tenancy administration, rent collection, maintenance coordination and ongoing property management.
For landlords with one property or a larger portfolio, having an experienced local letting team can make the day-to-day management of a rental property more straightforward.
Why local expertise matters in BS13
Bishopsworth and the surrounding BS13 area include a variety of rental properties, from family homes and terraced properties to flats and houses in neighbouring communities.
Areas such as Hartcliffe, Headley Park and Bedminster Down each have their own housing stock and tenant requirements. Understanding local rental demand, property presentation and achievable rents can help landlords make better-informed decisions.
CJ Hole has a long-established presence in the South West property market and provides lettings support to landlords looking to manage their properties effectively through changing market conditions and legislation.
What BS13 landlords should do in August 2026
The Renters’ Rights Act is no longer something landlords should be preparing for in the future. The first phase of the reforms has been in force since 1 May 2026.
If you have not already done so, review your tenancy arrangements, possession procedures and rent-increase processes.
Make sure you understand how assured periodic tenancies operate, check that required tenant information has been provided, and ensure your wider property compliance is up to date.
You should also keep an eye on further renters’ rights act developments, particularly the planned second phase covering the private rented sector database and landlord ombudsman later in 2026.
Get expert guidance from CJ Hole Bishopsworth
Managing a rental property in 2026 requires more than simply finding a tenant and collecting rent. The legal framework has changed, and landlords need to make sure their processes keep pace.
Whether you own a single rental property in Bishopsworth, a family home in Headley Park or a portfolio across BS13, CJ Hole Bishopsworth can help you understand your lettings options and manage your property with greater confidence.
Book a lettings valuation with CJ Hole Bishopsworth to understand what your property could achieve in the current market and discuss the management options available to you.
Get in touch with the CJ Hole Bishopsworth team to discuss your property, your current tenancy arrangements and the next steps you should consider as the private rented sector continues to change in 2026.
