The first major Renters’ Rights Act changes are now part of day-to-day letting. For landlords in Bishopsworth and the wider BS13 area, the priority in September 2026 is to check that each tenancy file, rent process and maintenance record reflects the rules that have applied since 1 May.
Local rental homes vary widely across Bishopsworth, Headley Park, Highridge, Hartcliffe, Withywood, Whitchurch and Bedminster Down. A compliance review should therefore be based on the address, the tenancy history and the property’s condition, rather than unsupported assumptions about a postcode-wide rent or yield.
CJ Hole Bishopsworth has served South Bristol since the 1970s. This guide sets out a careful review sequence for local landlords and distinguishes current duties from later reforms that are still being implemented.
The legal position in September 2026
The first phase of the Renters’ Rights Act reforms took effect on 1 May 2026. Assured shorthold tenancies moved into the new assured periodic system, Section 21 no-fault possession ended, and landlords must now use the revised possession grounds and procedures when they need a property back.
A valid Section 21 or Section 8 notice served before 1 May 2026 can be subject to transitional rules, so it should not be assumed that every earlier notice became ineffective overnight. Landlords dealing with an existing notice or court timetable should take case-specific legal advice and check the current government guidance before acting.
Check the tenancy paperwork
Most landlords or agents with an existing assured tenancy were required to give the government the Renters’ Rights Act Information Sheet to the tenant by 31 May 2026. For a new tenancy created on or after 1 May, the prescribed information must be provided before the tenancy is agreed, and the written tenancy terms must contain the required information.
Use the official information sheet rather than a copied summary, and keep evidence showing when it was supplied. A failure to meet the information requirements can lead to enforcement action and a civil penalty, so this is a document-control task that should be checked for every property rather than assumed at the portfolio level.
Review rent-setting and payment practices
Rent increases for assured tenancies must follow the statutory process and can generally take place only once a year. The landlord must use the prescribed Form 4A and give at least two months’ notice; the tenant can challenge the proposed market rent through the tribunal process.
Landlords and agents must not invite, encourage or accept an offer above the advertised rent. Requiring more than one month’s rent in advance is also prohibited for assured tenancies, although the detailed application of the rules should be checked where an arrangement has unusual payment terms.
Handle repair and safety records property by property
The tenancy reforms do not replace the familiar duties covering repairs, gas safety, electrical safety, smoke and carbon monoxide alarms, deposit protection and energy information. A compliance file should bring together the current certificates, inspection records, repair history, deposit evidence and tenant communications for the individual address.
September is a useful point to review heating, damp and ventilation before colder weather. Record reported problems, arrange competent inspections where needed and keep a clear audit trail of the response. A generic checklist is helpful, but it cannot substitute for assessing the condition and occupancy of the actual home.
Respond properly to pet requests
A tenant now has a statutory route to request permission to keep a pet, and a landlord must consider the request and must not unreasonably refuse it. The decision should be based on the property and tenancy circumstances, with the reasons recorded and communicated in line with the current rules.
Avoid blanket statements that every request must be accepted or that one standard condition is suitable for every property. Lease restrictions, property type, animal welfare, shared areas and other relevant factors may need to be considered, and uncertain cases may require legal advice.
Use the correct possession route
The end of Section 21 does not mean that a landlord can never recover a property. The Act revised and expanded the statutory possession grounds, but the ground, notice form, notice period and supporting evidence must match the landlord’s actual reason, whether that concerns a proposed sale, occupation, serious arrears or another permitted circumstance.
Do not serve a notice from an old template or rely on a generic statement that possession is guaranteed. Check the current form and guidance immediately before service, assemble the evidence and take legal advice where facts are disputed. A defective notice can delay the case and increase costs even when the underlying reason is genuine.
Keep communications clear and traceable
Good records should show more than the final certificate or notice. Keep dated copies of tenant requests, acknowledgements, contractor instructions, inspection findings and follow-up messages, together with a short note explaining important decisions. This makes it easier to demonstrate what happened if memories differ later.
Where an agent manages the property, agree on who is responsible for each action and how evidence is shared. Delegating a task does not justify leaving the landlord without visibility of the compliance position, so periodic reporting should identify missing documents, open repairs, licence dates and decisions awaiting approval.
Review access, inspections and the property record
Plan routine visits with proper notice and respect for the tenant’s right to quiet enjoyment. An inspection should have a clear purpose, such as checking condition, following up on a repair or reviewing a licence condition, and the written record should distinguish observed facts from recommendations that still need approval.
Compare the inspection record with the inventory and earlier photographs so that changes can be assessed fairly. Follow up on hazards or urgent repairs promptly, give the tenant a practical contact route and record appointments that could not proceed. This evidence supports good management without turning a routine visit into an unsupported allegation about the tenant.
Budget for compliance as part of normal management
Certificate renewals, licence fees, repairs and professional advice should be planned as operating costs rather than unexpected exceptions. A rolling calendar can identify expenditure before deadlines, while a contingency allows the landlord to respond to defects that cannot responsibly wait for the next rent review or a future void period.
Avoid using a headline yield or rent figure as proof that a property can absorb every cost. Review actual income, mortgage terms, service charges, insurance, management costs and planned work for the individual home, and obtain financial or tax advice where a decision depends on matters outside the letting agent’s role.
Prepare for later phases without treating them as live
The government’s implementation roadmap separates the reforms into phases. The first-phase tenancy changes are already in force, while the private rented sector database, landlord ombudsman and further standards will depend on later commencement and supporting detail.
Preparation is still worthwhile. Keep ownership and contact information consistent, digitise the property compliance record and assign responsibility for future registrations. Describe these measures as preparation, not as proof that every later requirement already applies in September 2026.
A practical BS13 file review
Start with a simple property schedule showing the tenant, tenancy start date, current rent, deposit status, certificate dates, open repairs and the date the information sheet was supplied. Check the source evidence behind every entry, because an unchecked spreadsheet can repeat an old error across the portfolio.
Where a home sits in a block or converted building, also review the lease, common-area responsibilities and any superior-landlord requirements. If licensing may apply because of the property type or occupancy, use the local authority’s current checker and obtain written confirmation rather than relying on the postcode alone.
September actions for Bishopsworth landlords
The following checks create a focused autumn action plan. They should be completed separately for every Bishopsworth or BS13 property.
- Confirm the tenancy type and retain the signed terms and prescribed information.
- Check that the official Renters’ Rights Act Information Sheet was supplied when required.
- Review the current rent and use Form 4A and the correct notice period for any proposed increase.
- Confirm deposit protection and the evidence that prescribed information was served.
- Check the expiry dates for gas, electrical and energy documents and arrange competent inspections.
- Review unresolved repairs, damp reports and autumn heating issues, with dated follow-up records.
- Record and respond to any pet request on its individual facts.
- Check the council’s current licensing requirements for the exact address and occupancy.
Plan the next step
A structured review should leave the landlord with dated evidence, named actions and realistic deadlines. It should not rely on a claim that every BS13 property performs in the same way or that compliance can be guaranteed without inspecting the tenancy file.
Book a Rental Valuation with CJ Hole Bishopsworth for a property-specific discussion about your local rental position. You can also Get in Touch with the branch to discuss lettings or property management support.
