The first phase of the Renters’ Rights Act took effect on 1 May 2026. This October, Long Ashton landlords should check how those changes have been reflected in their day-to-day letting arrangements, from tenancy records to rent reviews and pet requests. At CJ Hole Long Ashton, we can help you review what applies to your property, address outstanding actions and distinguish current duties from reforms still to come.
Why this matters for Long Ashton landlords right now
Long Ashton’s location near Bristol, access via the A370 and village amenities can appeal to households considering a rental home. For your October 2026 review, assess the property’s current enquiries, condition and comparable rents instead of assuming a fixed level of demand growth or a typical tenancy length. Under the new assured periodic framework, tenants are not committed to a fixed multi-year term, so financial planning should allow for changes in occupancy.
Local responsibilities also depend on where the home is located. Long Ashton is within North Somerset, so North Somerset Council is the relevant local housing authority for properties in the village, rather than Bristol City Council. Councils have strengthened investigatory powers under rental reform. Keeping accurate records and resolving problems promptly supports both compliance and a constructive relationship with tenants.
The key changes every Long Ashton landlord must know
Section 21 no-fault evictions are abolished.
From 1 May 2026, landlords cannot serve new section 21 notices for tenancies covered by the reform. New possession action generally requires an applicable section 8 ground, proper notice and the court process if the tenant stays. These rules concern affected assured tenancies; they should not be presented as covering every rental arrangement, such as a lodger’s agreement.
For Long Ashton landlords, the practical response is to review how possession would be handled if it became necessary. Do not assume that a professional tenant or a previously stable tenancy makes the change irrelevant. Keep records of rent, repairs and communications, and obtain appropriate legal advice before starting possession action.
Affected fixed-term ASTs have converted to periodic tenancies.
Most existing private assured shorthold tenancies became assured periodic tenancies on 1 May 2026, while new assured tenancies follow the periodic framework. They continue without a fixed expiry date. Exceptions and transitional cases exist, including certain proceedings linked to valid notices served before May, so check the status of the actual tenancy.
Review your templates for new lets and check that your records reflect the current rules. Existing written agreements did not have to be replaced simply because the law changed. The reform overrides terms that no longer apply, while separate information requirements still need to be met. CJ Hole Long Ashton can help you identify which documents your tenancy needs.
Section 8 and the possession process
For an affected assured tenancy, possession requires a ground under the amended Housing Act 1988. Grounds include specified arrears, breaches and plans to sell or occupy the home, each with its own conditions. Selling and occupation grounds cannot be used to evict within the first 12 months of the tenancy. A notice alone does not authorise removing a tenant.
Notice periods and court procedures have also been updated. Getting the process right from the start is essential. An error in the paperwork can delay possession significantly.
Rent increases: once a year, two months’ notice, Form 4A
For assured periodic tenancies, rent increases use Form 4A with at least two months’ notice. An increase cannot take effect in the first 12 months of a new tenancy or more than once a year. Tenants can challenge a proposed amount through the First-tier Tribunal. Review the dates and relevant local evidence before proposing a change.
For Long Ashton landlords managing multiple properties, this requires careful scheduling. Keep a clear record of when each rent was last increased and when your next notice can lawfully be served.
The ban on rental bidding
You cannot invite, encourage, or accept offers above your advertised asking rent. This means setting a clear, honest asking price from the outset. It is straightforward to comply with – and it is the right approach anyway. Transparent pricing builds trust with good tenants.
Pet requests and your obligations
Tenants covered by the new rules can request permission to keep a pet, and refusals must be reasonable. Normally you must reply in writing within 28 days. Requests for further information or consent from a superior landlord can affect the timetable, so record the request and follow the applicable procedure. Explain the basis of any refusal.
You cannot require the tenant to buy pet insurance or reimburse your insurance costs as a condition of consent. An extra pet payment must not breach the Tenant Fees Act or the deposit cap. Record any actual damage through the normal inventory and deposit process, and discuss your own cover with your insurer.
The information sheet requirement
For most existing affected tenancies with written terms, the official Information Sheet was due by 31 May 2026. New tenancies need prescribed written information about their terms instead; wholly verbal existing agreements also need written information. Certain transitional cases have a later deadline. This October, check what applied to your tenancy and retain evidence of delivery.
What phase 2 means for Long Ashton landlords
The published roadmap provides for a phased PRS Database rollout from late 2026 and mandatory landlord membership of the PRS Landlord Ombudsman in 2028. These are separate stages, so do not treat both as current October requirements. Keep property records ready and check official instructions as each stage is introduced.
Preparing now can make future registration easier. Gather accurate ownership, property and safety information while continuing to meet the duties already in force. CJ Hole Long Ashton can discuss your current letting arrangements and help you keep track of further guidance without assuming a registration service is already available.
Compliance protects your investment – not the other way around
We understand that new legislation can feel overwhelming, especially when you are managing multiple properties or balancing a busy professional life alongside your portfolio. But here is the reassuring truth: the Renters’ Rights Act does not undermine your position as a Long Ashton landlord. It clarifies it.
Robust records, suitable documentation and clear procedures make it easier to manage your responsibilities and respond when problems arise. They cannot remove all legal or financial risk, but they provide a practical foundation for a well-run tenancy. An October review can identify unfinished actions and help you organise the next steps for your property.
CJ Hole has been helping landlords across Bristol and the South West manage their properties with confidence since 1867. That is over 150 years of experience, local knowledge, and trusted advice – and we put all of it to work for our Long Ashton clients every day.
How CJ Hole Long Ashton can help you stay compliant
Our lettings team can discuss management support for your property, including tenancy records, rent review scheduling, pet requests and the information needed for new or existing tenancies. The service should be matched to your instructions and the home’s circumstances. Using an agent supports compliance, while your own responsibilities as a landlord remain important.
Whether you own one property on Yanley Lane or a portfolio spread across Long Ashton and the wider Bristol area, we have the expertise to manage it compliantly and confidently in 2026 and beyond.
Get in touch to discuss your October 2026 letting plans and any questions about the tenancy reforms. Our team can review your current arrangements, explain the support available and help you identify where specialist legal advice may be needed.
If you would also like to understand your property’s rental potential, book a free rental valuation with CJ Hole Long Ashton. We will assess the home against relevant local evidence and discuss letting and management options for the months ahead.
