The first phase of the Renters’ Rights Act took effect on 1 May 2026. This October, landlords in BS4 should review how the new rules have been applied to their tenancies, whether they let a house on Hungerford Road, a flat on Bath Road or several homes across south Bristol. The immediate task is to check current duties while preparing for later reforms.
At CJ Hole Brislington, we have spent the past months helping local landlords understand exactly what this means for them. This guide cuts through the national headlines and brings it home to Brislington.
Why this matters right now for BS4 landlords
ONS reports an average monthly private rent of £1,883 for Bristol in August 2026, up 5.9% over a year. This city-wide figure is useful for the October context, rather than a valuation of a Brislington home or evidence of local supply changes. Compare current similar properties and actual enquiries. Hospital workers may rent across the city, but Southmead Hospital and Bristol Royal The infirmary should not be described as being near BS4 facilities.
A considered letting plan combines relevant rental evidence with sound management and a realistic budget. Compliance matters whether you decide to keep the property or review your wider plans. Neither higher city-wide rents nor the legislative changes guarantee a particular return for your home.
What has actually changed since 1 May 2026
The end of Section 21 ‘no-fault’ evictions
New section 21 notices cannot be served for affected assured tenancies. For new possession action, landlords generally need an applicable section 8 ground, the correct notice and a court order if the tenant remains. Grounds include specified arrears, antisocial behaviour and plans to sell or occupy the home, each subject to its own conditions.
Brislington landlords should review their approach to possession even when a tenancy has been well managed. Maintaining a property and using an agent do not remove the need for a lawful ground, proper notice and the court process. Planning that procedure in advance helps you respond correctly if possession becomes necessary.
Affected assured tenancies are now periodic.
Most existing private assured shorthold tenancies are converted to assured periodic tenancies on 1 May 2026, and new assured tenancies follow that framework. The reform does not cover every rental arrangement. Certain transitional cases also remain relevant where valid pre-May notices led to possession proceedings, so establish which rules apply to the actual tenancy.
Affected tenancies continue without a fixed expiry date, generally in monthly or weekly periods. A tenant normally gives at least two months’ written notice ending on a rent-due date or the day before it. A shorter period can be agreed upon in writing. Landlords seeking possession must follow the applicable grounds, notice and legal process.
For landlords with properties on roads like Wells Road or near Brislington Retail Park, this shift requires a clear, professional tenancy management approach from day one.
Rent increases: the new two-month notice rule
For assured periodic tenancies, propose a rent increase using Form 4A and give at least two months’ notice. An increase cannot take effect in a new tenancy’s first 12 months or more than once a year. Tenants can challenge the proposed amount through the First-tier Tribunal. Check the dates and comparable local evidence before serving the form.
Fail to use the right form or give insufficient notice, and the increase will not be valid. This is a straightforward compliance step, but it must be done correctly every time.
Current information duties and upcoming requirements
The Private Rented Sector Database
The PRS Database is planned to roll out in phases from late 2026. Do not treat it as a universal registration requirement already operating in October. Landlords should prepare accurate property records and follow the official launch guidance when their area and registration obligations are confirmed.
The database is intended to improve visibility of rented homes and landlords. Meanwhile, Bristol City Council has strengthened investigative powers under the tenancy reforms already introduced. Keeping safety records and tenancy information organised helps you meet current duties as well as prepare for later registration.
The Landlord Ombudsman
Mandatory landlord membership of the new PRS Landlord Ombudsman is expected in 2028, after the service is established. It is not an existing October 2026 registration duty. Continue handling complaints properly through your current arrangements, and monitor the official membership timetable rather than attempting to join an unavailable scheme.
The Information Sheet deadline and delivery records
Most existing affected tenancies with written terms required the official information sheet by 31 May 2026; failure can attract a penalty up to £7,000. New and wholly verbal tenancies have separate written-information duties, and some transitional cases have later deadlines. This October, check the requirement and delivery evidence for your particular tenancy.
If you are unsure whether this was completed correctly for your Brislington property, speak to us now. We can help you establish where you stand.
What the fines look like – and why they matter
The rental reforms provide civil penalties up to £7,000 for specified breaches and up to £40,000 for certain offences or repeated breaches. The applicable sanction depends on the conduct and legal provision. Unlawful eviction and harassment also have their own serious legal consequences, so a single penalty figure should not be treated as covering every case.
Bristol City Council can investigate compliance and take enforcement action where the law permits. Rather than predicting a local increase in activity, focus on the evidence you would need if a concern arose: tenancy records, safety documents, notices and a clear record of how complaints and repairs have been handled.
For landlords with multiple properties in BS4, the risk of a single non-compliant tenancy affecting your entire portfolio is real. Robust management matters more than ever.
Are Brislington landlords leaving the market?
Landlords may reassess whether to retain a property for many reasons, including costs, finance and personal circumstances. Those decisions should be based on the individual home and the owner’s plans, rather than assumptions about a Brislington-wide departure from the market. Review your expected income, necessary works and management commitments before deciding what is right for you.
If you plan to continue letting, compare expected rent with finance, maintenance, management and potential void costs. A rise in Bristol’s average rent does not guarantee that every BS4 home will earn more or face less competition. A property-specific review can help you understand its likely performance and the work it may need.
Professional support can help you organise the management of your tenancy, but it does not guarantee success or remove every risk. Choose a service that fits your property and responsibilities, and seek specialist legal or financial advice when your circumstances require it.
How CJ Hole Brislington can help you stay compliant
CJ Hole’s history began in Clifton in 1867, giving the brand more than 150 years of experience in the South West. Our Brislington team provides local support with the practical management of BS4 homes, bringing property knowledge to discussions about letting, tenant communication and the next steps for your portfolio.
Our Brislington team can discuss a compliance review covering tenancy records, information delivery and the rent increase process. We can also help you prepare the property information that future database registration may require, without presenting that registration as already mandatory. Any specialist possession issue should be assessed through the appropriate legal advice.
Whether you own one flat near Arnos Vale or a portfolio of houses across the Brislington Estate, we are here to make this straightforward.
What you should do right now
Here is a clear action list for every Brislington landlord:
- Prepare accurate property and ownership records for the phased PRS database rollout, and check official registration instructions when they apply.
- Monitor the PRS Landlord Ombudsman timetable, with mandatory membership expected in 2028, and maintain a clear process for current complaints.
- Check the information requirement and deadline for each tenancy, and retain evidence of the correct document being delivered to every named tenant.
- Review templates for new lets and record the periodic status of affected tenancies; existing written agreements did not need replacement solely because the law changed.
- Plan rent reviews using Form 4A, the two-month notice period and the first-year and annual limits, supported by relevant comparable evidence.
- Speak to CJ Hole Brislington if you are unsure about any of the above.
Your next step
The Renters’ Rights Act is not a reason to panic. It is a reason to act – clearly, quickly, and with the right support.
This October, assess your Brislington letting plans using suitable comparable homes, your property’s condition and the costs you expect to incur. Clear procedures and an organised review can help you respond to the new framework while making decisions that fit your own circumstances.
Book a free rental valuation to discuss your property’s rental potential in the October 2026 market. We can compare suitable local evidence, review its condition and explain the letting or management options available.
If you have questions about the tenancy reforms and your BS4 property, get in touch to discuss your current arrangements. The team can help you identify outstanding actions, organise the next steps and explain where specialist advice may be needed.
The CJ Hole brand has served the South West since 1867. Speak with CJ Hole Brislington for local support with your property and October letting plans.
