The first phase of the Renters’ Rights Act took effect on 1 May 2026. If you let a property in Bishopsworth, Hartcliffe, Withywood or elsewhere in BS13, this October is a useful point to review the changes already made to your letting arrangements. Check that current duties are met and distinguish them from the reforms planned for later stages.
We know change can feel unsettling. But here at CJ Hole Bishopsworth, we want to be straight with you: compliance is absolutely manageable. You just need the right information and the right team beside you.
This October 2026 guide focuses on reviewing tenancy records, information delivery, rent reviews and pet requests. It also explains the later database rollout, so your plans reflect the stage the reforms have reached.
What has actually changed since 1 May 2026?
The first phase changed the rules for affected private assured tenancies in England. These changes are already in force, while later stages remain separate. Check the type and circumstances of each agreement rather than assuming that every rental arrangement, including lodgers or other excluded lets, falls under the same framework.
Section 21 no-fault evictions are abolished.
Landlords cannot serve new Section 21 notices for affected assured tenancies. New possession action generally requires an applicable section 8 ground and the correct notice. If a tenant does not leave, the court process is required. The selling and occupation grounds have specific conditions, including protection against eviction on those grounds during the tenancy’s first 12 months.
The new framework applies to most existing and new private assured tenancies. Transitional provisions can still matter for proceedings based on valid notices served before 1 May, so check any outstanding possession case separately. Other types of rental agreement can also follow different rules.
Affected assured tenancies now follow a periodic framework.
Most affected fixed-term ASTs became assured periodic tenancies on 1 May 2026. They generally continue in monthly or weekly periods without a fixed expiry date. A tenant normally gives at least two months’ written notice ending on a rent-due date or the day before it, although a shorter period can be agreed in writing.
For BS13 landlords, this means your tenancy agreements need reviewing. We can help you do that.
Advance rent is capped at one month.
For covered new tenancies, no rent can be requested, encouraged or accepted before the agreement is signed. After signing, landlords can normally require no more than one month’s rent before the tenancy starts. This is distinct from a lawful holding deposit or tenancy deposit. Review referencing and payment procedures rather than relying on a large upfront rent payment.
The mandatory Government Information Sheet – do not overlook this
Most existing affected tenancies with written terms required the official information sheet by 31 May 2026, with penalties up to £7,000 for failing to provide it. New and wholly verbal tenancies need prescribed written information instead. Some transitional cases have a later deadline, so check the actual agreement and retain the required delivery record.
This is not a technicality. Bristol City Council has an active enforcement role under the RRA. They have the powers and the mandate to use them.
If you are unsure whether you have issued the correct document, contact the CJ Hole Bishopsworth lettings team today. We will check this with you.
How rent reviews work under the new rules
The old approach of using rent review clauses in fixed-term contracts is gone. Under the RRA, rent can only be increased once per year, using the Section 13 process.
The Section 13 process in plain English
For assured periodic tenancies, use Form 4A and give at least two months’ notice. Rent cannot increase in the first 12 months of a new tenancy or more than once a year. Tenants can challenge the proposed amount through the First-tier Tribunal if they consider it above market rent. Check the timetable and evidence before issuing a notice.
ONS data records Bristol-wide private rent growth of 5.9% in August 2026. That is wider market context, rather than evidence of a specific Hartcliffe or Withywood rent range or a 5% to 6% yield. For an October review, compare similar local homes and assess condition, actual income and costs. A gross-yield calculation does not account for finance, repairs or void periods.
A rent review needs property-specific evidence and a lawful timetable. Rising city-wide averages do not automatically justify an increase for every home. We can help you compare appropriate evidence and organise the process around the tenancy’s dates and circumstances.
Handling pet requests fairly
Tenants covered by the reform can request permission to keep a pet, and a refusal must be reasonable. Normally you must respond in writing within 28 days, although requests for more information or consent from a superior landlord can affect the deadline. Record the request, your assessment and the response.
Reasonable grounds for refusal still exist – for example, a leasehold property where the freeholder prohibits pets. However, a blanket refusal without justification now carries risk.
You cannot require tenants to buy pet insurance or reimburse the cost of your policy. Deposit limits also remain in place, so permission for a pet does not authorise an additional prohibited payment. Manage actual damage through the normal inventory, evidence and deposit process, and discuss your own insurance arrangements with your provider.
If you manage a portfolio of properties across BS13 – whether that is two homes in Bishopsworth or ten across Hartcliffe and Withywood – having a consistent, documented approach to pet requests is essential. We can help you build one.
Serious offences and the £40,000 penalty
Specified breaches can attract civil penalties up to £7,000, while certain offences or repeated breaches can attract penalties up to £40,000. Councils can issue civil penalties where the relevant law allows. The sanction depends on the offence and evidence, so the maximum should not be presented as an automatic penalty for every problem.
Unlawful eviction and harassment are serious matters with their own legal consequences. Before seeking possession or taking action over a breach, check the correct procedure and obtain legal advice where needed. Clear records and lawful notices matter more than treating every compliance issue as one category of offence.
We are not raising this to alarm you. We are raising it because the stakes are real, and we believe you deserve honest information. The vast majority of landlords in BS13 are responsible people who want to do things properly. This blog is for you.
What is coming next – Phase 2 and the national rental database
The published roadmap provides for a phased PRS database rollout from late 2026. Mandatory membership of the separate PRS Landlord Ombudsman is expected in 2028. Do not treat either as a universal October registration obligation. Prepare accurate records and follow official instructions as the relevant stages are introduced.
This will bring greater transparency to the sector. It will also mean that landlords who have not kept their compliance in order will face greater scrutiny.
Now is the time to get your house in order – literally. Whether you own one property in Withywood or a larger portfolio spread across BS13 and beyond, a compliance review today will save you significant stress later.
What BS13 landlords should do right now
Here is a clear, practical checklist for every landlord in Bishopsworth, Hartcliffe, and Withywood.
Check your tenancy documentation.
Review templates for new lets and record the periodic status of affected tenancies. Existing written agreements did not need to be replaced solely because the law changed; terms that conflict with the new rules are overridden. Check any exceptional or transitional tenancy separately.
Check the information sheet and written-information records.
Confirm which information requirement applied to each tenancy and when it was due. Check delivery to every named tenant and retain evidence. If an action was missed, address it promptly and seek advice on the specific circumstances.
Review your rent review process.
Use Form 4A for any proposed increase in an assured periodic tenancy. Check the two-month notice period, the first-year restriction and the annual limit before setting the effective date.
Create a written pet request policy.
Document how you will assess and respond to pet requests. Consistency protects you.
Prepare for the national database.
Start gathering your property details, EPC certificates, and compliance records. The registration process will be smoother if you are organised in advance.
You do not have to navigate this alone
At CJ Hole Bishopsworth, we have been supporting landlords across BS13 for many years. We understand this community. We know the streets of Bishopsworth, the rental demand in Hartcliffe, and the families putting down roots in Withywood.
The Renters’ Rights Act is significant. But with clear guidance and a trusted local team, compliance is well within reach.
We are here to help you understand your obligations, protect your investment, and continue letting you know with confidence.
Get in touch to discuss your October 2026 letting plans and any questions about the reform. Our team can review your current arrangements, help identify unfinished actions and explain the management support available for your property.
You can also book a free rental valuation with CJ Hole Bishopsworth to assess your home’s rental potential against suitable local evidence. We will discuss its condition, the letting options available and the next steps for your BS13 property.
