What Bristol Landlords need to do now
The Renters' Rights Act is here.
If you’re a landlord in Bristol, the changes are already in effect and, if you haven't yet taken steps to ensure you're compliant, it's important to act as soon as possible.
This article is about what you need to do – the practical steps, the key requirements and what we're seeing on the ground in Bristol.
What’s changed, in brief
This isn’t a guide to what the Act says. Ocean has already published a comprehensive overview of the legislation which you can read here: Renters' Rights Act Guide.
Before getting into the action points here's a quick recap of the most significant changes now in effect.
What Bristol landlords need to do
The Act is now in force – and compliance is not optional. Here's what you need to have in place as a Bristol landlord, and what to address urgently if you haven't already.
Government Information Sheet
Send must send to tenants if you haven't already. Landlords with existing tenancies were required to provide all tenants named on the tenancy agreement with the government's official Renters' Rights Act Information Sheet by 31st May 2026.
If you haven't done this, you are currently in breach – and the penalty for non-compliance is a civil penalty of up to £7,000. If this applies to you, act immediately.
- There are some important specifics to follow:
- The PDF must be downloaded from GOV.UK – a link to the PDF will not be valid
- It must not be altered or branded in any way
- It must be sent to every tenant named on the tenancy, either as a hard copy by post or by hand, or as a PDF attachment via email or text – not a link
- Keep a record of when and how you sent it
If you're an Ocean managed service client, our lettings team has already taken care of this on your behalf. Many of our Bristol landlords have been in touch asking us to confirm that tenants have been notified, and we're able to provide that confirmation where we hold the management.
Understand how your tenancy has changed
Existing Assured Shorthold Tenancies (AST) automatically converted to the new system on 1st May 2026. Fixed-term ASTs have become periodic tenancies, with rent periods of one month or shorter. There is no need to amend existing written tenancy agreements.
However, it is worth reviewing your agreements to understand how the changes affect you in practice – particularly around rent review clauses, which can no longer be relied upon.
Update how you handle rent increases
If you have a contractual rent review clause in your tenancy agreement, it is now void. Landlords must instead use the Section 13 process – rent can only be increased once per year, with at least two months’ written notice, using the new Form 4A. Make sure you’re using the correct process and documentation before issuing any rent increase.
Know your possession grounds
Section 21 is gone. If you need to end a tenancy – whether to sell the property, move in yourself or for any other reason – you must now rely on a statutory possession ground and follow the correct notice procedure. Landlords must serve the correct notice, identify a recognised ground and, if the tenant doesn’t leave, satisfy the court that the ground is made out. Evidence is essential. If you’re in any doubt about the process, take professional advice before serving notice.
Some key points on possession grounds
- Notice periods are commonly four months for grounds such as sale or landlord moving in
- Some grounds, such as Ground 1A for sale, cannot be used in the first 12 months of a tenancy
- Serious rent arrears and anti-social behaviour grounds remain available and some carry shorter notice periods
Consider whether your service level still fits
One of the most significant things we’re seeing from Bristol landlords right now is a marked increase in those moving from let-only or rent collection services to full property management – and it’s easy to understand why.
The compliance burden under the new Act is substantially higher: notices must use prescribed forms, possession grounds must be correctly evidenced, rent increases must follow a defined process, and the Information Sheet requirement alone carries a £7,000 maximum penalty for non-compliance.
For landlords who aren’t local to their Bristol property, or who simply don’t have the time or confidence to manage compliance themselves, professional management has become significantly more attractive. This is a decision worth thinking through carefully – not just in terms of cost, but in terms of risk.
What we’re seeing in Bristol
From our lettings team’s experience on the ground, awareness levels among landlords vary considerably.
Many of Bristol’s more experienced portfolio landlords were already prepared and have moved smoothly to the new system. But a significant number of smaller, more informal landlords are still getting to grips with what the changes mean in practice – and some weren’t aware of the Information Sheet deadline at all.
One area worth watching is the potential impact of periodic tenancies on shorter-term rental demand, particularly in Bristol city centre. With tenants now able to give two months’ notice from day one, there is some speculation that certain renters – particularly those who might previously have used serviced apartments or short-term lets – could opt for a periodic assured tenancy instead. How this plays out in practice remains to be seen, but it’s a dynamic we're monitoring for our city centre landlords.
How Ocean can help?
Ocean lettings have been preparing for these changes for well over a year. Whether you're an existing managed client, a let-only landlord navigating compliance for the first time, or a landlord considering your options under the new regime, we're here to help.
If you'd like to talk through what the changes mean for your specific situation, get in touch with our team or find out more about our property management services.
Whether you're an existing Ocean client or a landlord looking for support under the new regime, our lettings team is here to help.
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