September 2026 is a sensible time for Brislington landlords to audit the practical changes introduced earlier this year. The aim is not to repeat headlines about the Renters’ Rights Act, but to prove that the tenancy record and everyday management process for each home are up to date.
Properties across Brislington, Broomhill and the wider BS4 area do not all share the same licensing position or tenancy history. Bristol schemes are defined by designation boundaries, property type and occupancy, so a postcode or neighbourhood name should never be treated as a substitute for checking the exact address.
CJ Hole Brislington supports landlords across this part of Bristol. The checklist below combines the national tenancy changes with the address-led checks that matter locally, while avoiding unsupported claims about rents, yields or guaranteed demand.
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 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 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.
Check Bristol licensing by exact address
Bristol has selective and additional licensing schemes, but they do not apply to every property in BS4 on the same basis. Brislington West is covered by an earlier selective licensing designation running to 5 April 2027, while the citywide additional HMO scheme and other area schemes have different tests and start dates.
Use Bristol City Council’s current property licensing information and address tools to establish whether a licence is required. Check the occupancy, household relationships and property layout, and do not assume that a standard single-family let, a house in multiple occupation and a converted flat follow the same route.
A September checklist for Brislington landlords
Work through these points against the live file for each property. Record the evidence reviewed, the action owner and the completion date.
- Confirm the tenancy terms and whether any pre-May possession notice remains subject to transitional rules.
- Retain evidence that the official Information Sheet was supplied when required.
- Audit rent advertising, advance-payment requests and any planned Form 4A increase.
- Check deposit protection, prescribed information and the record of repayment or deductions.
- Verify gas, electrical, alarm and EPC records, together with the repair log.
- Search the exact address against Bristol’s current licensing designations and application requirements.
- Review occupancy changes that could alter HMO or licensing status.
- Record decisions on pet requests and keep the reasons property-specific.
Turn the audit into a working plan
A useful audit ends with clear priorities rather than a folder of unchecked documents. Deal first with an expired certificate, missing information, overdue repair or licensing uncertainty, then schedule lower-risk administrative improvements.
Book a Rental Valuation with CJ Hole Brislington for a property-specific discussion about your local rental position. You can also Get in Touch with the branch for lettings and property management support.
