Future-Proofing Your Property: What Landlords Need to Know About Boiler Upgrades and PAT Testing
At The Letting Game, we believe in doing lettings the right way, staying one step ahead, keeping things transparent, and helping landlords make smart, sustainable decisions. With important regulatory updates on the horizon and current licensing obligations in place, here’s what you need to know to stay compliant and could help your property run more efficiently.
PAT Testing: A Legal Must for Licensed Properties
If your property is licensed – whether it’s an HMO, Additional, or Selective licence then Portable Appliance Testing (PAT) is a mandatory requirement.
What does that mean in practice? If you’re providing any electrical appliances like a fridge, oven, microwave, lamps or similar – a PAT test must be completed every 12 months to ensure tenant safety and to remain compliant with your licensing conditions.
If you’re wondering why it’s necessary, here’s the key clause from Bristol City Council’s licensing conditions:
“Keep electrical appliances and furniture made available in the house in a safe condition and supply to the Council, on demand, a written declaration verifying the safety of the appliances and furniture.” You can read more here.
Without a current PAT certificate, you can’t verify this safety, which means a PAT is not just best practice, but a mandatory requirement.
Upgrading Your Boiler? Consider a Heat Pump
With the Minimum Energy Efficiency Standards (MEES) now expected to come into force between 2028 and 2030, there’s growing pressure for landlords to improve their properties’ EPC ratings. If you’re planning a boiler replacement, now is the time to think green.
Heat pumps are a future-friendly alternative to traditional gas boilers. Not only are they more energy-efficient and better for the environment, but they could also help your property meet incoming EPC requirements.
Even better, recent updates to the Standard Assessment Procedure (SAP) mean that EPC assessors can now take a more accurate view of a property’s energy efficiency. Modern insulation and heating methods are better recognised, and assessors can now use supporting documents – such as invoices or contractor statements – as evidence of works completed. This is a real step forward from the old approach, where lack of access (e.g. to a loft) meant assessors had to assume no insulation was present.
Good news: The government’s Boiler Upgrade Scheme is still available, offering up to £7,500 in grant funding to help landlords make the switch to a low-carbon heating system.
And finally, the previous rule that restricted heat pump installations within 1 metre of a property boundary has been removed, making it easier than ever to go green without planning headaches.
Keeping Lettings Hassle-Free, and Ahead of the Curve
Our mission is to make lettings straightforward, reliable, and environmentally conscious. We’re here to help you meet your legal obligations, boost your property’s performance, and make smart choices that benefit your tenants, your portfolio, and the planet.
If you’ve got questions about heat pumps, grants, or licensing compliance, our team is always happy to help.
Renters’ Rights Bill (latest)
What Landlords Need to Know
We’re committed to keeping our landlords informed, supported, and ahead of the curve. As the Renters’ Rights Bill (RRB) progresses through Parliament, we want to provide a clear breakdown of what’s coming and what it means for you.
These reforms are significant—but with the right preparation, they don’t need to be stressful. Here’s what you need to know, straight from our compliance experts.
Note: All details are accurate at the time of writing. The Bill may still be amended before becoming law.
When Is It Happening?
The expected implementation date is Autumn 2025. From Day 1, all existing and new tenancies will be subject to the new rules, so it’s important to plan now.
Tenancy Agreements: A Shift to Periodic
All tenancies will become periodic from the start—there will be no fixed terms transitioning into rolling contracts.
You won’t need to re-issue existing tenancy agreements, but you will need to serve a formal notice to tenants within one month of the Bill going live, explaining the change.
Student HMO landlords will still be able to gain possession of the property for the next academic year by using Ground 4a:
You must state your intention to use Ground 4a to regain possession for the next academic year. (For example, by stating this in your Tenancy Agreement.)
Tenancy Agreements must not be signed more than 6 months in advance of the start date to rely on Ground 4a.
For the 2025–26 academic year, a notice served within one month of the Bill implementation will enable use of Ground 4a.
(Ground 4a – “An HMO is let to full-time students and is required for a new group of students in line with the academic year. Cannot be used if the tenancy was agreed more than 6 months in advance of the tenancy starting (i.e. the tenant moving in)”.
Important: Tenancy agreements must be signed before rent is requested. This means an agreement is legally binding whether the rent has been paid or not. We’re currently working with our pre-tenancy platform to manage any potential risks in this area.
Rent Increases & Fair Market Rates
Landlords may still increase rent, but only to reflect fair market value—no arbitrary spikes.
If challenged, tribunals can approve or reduce rent but not raise it further than proposed.
Peace of mind: Our Goodlord Rent Protection includes both Section 8 support and legal coverage.
Section 21 “no fault” evictions will be abolished.
Tenancies will end either by mutual agreement or through a Section 8 notice (Is a legal document that allows landlords to seek possession of a rental property by stating one or more legal ‘grounds’ for eviction)
Tenants must give 2 months’ notice, aligned with their rent payment date—so the minimum tenancy duration will effectively be 3 months.
Section 21: If served before Renters’ Rights Bill launch, you’ll have 6 months from the expiry date of the notice or 3 months from the Bill launch to apply to court, whichever is sooner.
Section 8: You’ll have 12 months from the expiry of the notice or 3 months from the Bill launch to apply to court, whichever comes first.
Can’t serve until month 8. No letting for 12 months. Not for company/trust landlords.
1a
4 months
Selling the property
Same notes as above. Marketing before notice service is fine.
4a
N/A
Student HMO turnover
Must be an HMO with all tenants as students.
8
4 weeks
3+ months’ arrears (Mandatory)
Fast-track mandatory ground.
10
4 weeks
Any arrears (Discretionary)
Tribunal decides based on context.
11
4 weeks
Persistent arrears (Discretionary)
Repeated late payments.
Other Key Reforms: Pets, Standards & Registration
All landlords must join a new Ombudsman scheme, even if using an agent. Expect a registration fee.
A new Private Rented Sector database will help tenants view compliant landlords and assist councils in enforcement.
Tenants will have the right to request a pet. Landlords can only decline for a valid reason (e.g., lease restrictions).
Pet insurance may be requested as a condition of pet approval.
The Decent Homes Standard will now apply to PRS properties, alongside Awaab’s Law, which sets strict timelines for resolving health-related hazards.
Supporting You Through Change
We’ll continue to support you through every step of this transition, ensuring your properties and processes are fully compliant.
If you have any questions or need help reviewing your tenancy processes, just get in touch. We’re here to help.
Alexandra Drake Compliance and Policy Lead The Letting Game
Risk Assessments for Residential Communal Areas
Staying on top of health and safety in your rental property isn’t just about ticking boxes, it’s about protecting your investment and keeping tenants safe. That’s why we’ve partnered with BNS, experts in block management, to bring you this essential guide to risk assessments for communal areas.
From trip hazards to faulty fire doors, risk assessments help keep your property compliant and well-maintained. In this newsletter, we’re breaking down why they matter, who’s responsible, and common mistakes to avoid. Plus, BNS clears up the difference between a standard risk assessment and a fire risk assessment, so you know exactly what’s required.
Why are risk assessments important for homeowners?
If you’re a homeowner, landlord, or tenant, risk assessments in shared spaces (often referred to as health and safety audits) are essential to the safety and compliance of your property.
Risk assessments aim to identify potential risks, helping to protect the safety of residents and visitors.
A risk assessment carried out by an experienced professional should also ensure you are compliant with current health and safety regulations.
What is a risk assessment?
A risk assessment (or health and safety audit) is a site visit undertaken with the specific intention of identifying hazards or items of non-compliance.
Risk assessments in the shared spaces of a residential building seek to ensure the safety of the communal area and the minimising of risks.
Identified risks could be anything from tripping hazards to lighting failures to non-compliant fire doors.
A risk assessment aims to identify any potential risks, helping to avoid unwanted consequences including threats to personal safety, damage to property, or legal issues.
Who is responsible for conducting a risk assessment?
Risk assessments can be completed by anybody with sufficient knowledge, experience and training.
It is strongly advisable to seek out professional support from a company with experience and training when planning your risk assessment.
In the event of an incident in an audited area that causes injury or property damage, some of the responsibility may lie with the person or company who carried out your risk assessment.
This person or company should have the experience needed to protect your residents and property, and the necessary insurance should the worst happen.
Common mistakes people make when conducting risk assessments
To be an effective assessor, knowledge of building regulations and British standard guidance for fire safety and general safety is required.
Conducting a risk assessment without this experience is a mistake that can put lives and property at risk.
Another common mistake is the potential to become “risk blind”.
If an assessor regularly visits the building or has previously conducted a risk assessment on the property, the potential to overlook risks increases.
What’s the difference between a fire risk assessment (FRA) and a risk assessment?
FRAs look for hazards which present risks to life, whereas risk assessments also look at building conditions that may result in a personal hazard, but which could also present a risk to the property.
Where an FRA would identify fire control methods and seek to ensure appropriate maintenance, the risk assessment would look deeper into general maintenance and compliance issues.
FRAs should identify any issues with compartmentation in the building: the walls, doors, and ceilings.
This will include the presence or lack of fire rated doors within communal areas.
Recent legislation requires an FRA to take account of all doors that open onto escape routes.
This involves inspecting doors within the escape routes including apartment doors that lead onto communal areas.
The responsibility to survey the doors is with the owner of the freehold of the building. This may be an external freeholder who instructs a managing agent to do this, the residential management company who own their freehold or an external legal entity who owns the freehold of the building.
The responsibility to undertake remedial works required to apartment doors would lie with the leaseholder, with the freehold responsible party undertaking the remedial works to any communal doors serving the building.
For buildings of five floors or more, or those which exceed 11m in height, legislation requires that all doors to common areas are inspected every three months, and doors to apartments are inspected on an annual basis.
BNS is a Bristol-based property services company specialising in residential and commercial property management, health and safety, facilities management and building maintenance.
Neighbourhoods to Watch
Bristol is a city full of exciting contrasts, blending rich history with modern regeneration. As rental demand grows and new developments take shape, we look at some of the areas that could be worth watching in 2025—whether you’re a tenant searching for your next home or an investor looking for opportunities.
Here’s a look at some neighbourhoods that might be on the rise, driven by factors like growing rental demand, investment potential, and regeneration projects.
St Philip’s Marsh: A Future Mixed-Use Destination
Once an industrial hub, St. Philip’s Marsh is set for a major transformation over the next 10-20 years, bringing new homes, businesses, and green spaces to the area.
Long-Term Redevelopment – Plans aim to create a sustainable, mixed-use neighbourhood with homes, workplaces, and community infrastructure.
Green & Sustainable Design – Expect new public green spaces, improved walking and cycling routes, and climate-friendly infrastructure.
New Business & Job Opportunities – The area will support existing businesses while attracting new industries in creative, commercial, and entertainment sectors.
As St. Philip’s Marsh continues to evolve, it’s shaping up to be an exciting location for those looking to invest in a growing part of the city. To learn more about the redevelopment plans, visit Bristol City Council’s official page.
Totterdown: A Magnet for Young Professionals
Famous for its colourful houses and artistic energy, Totterdown is an increasingly popular choice for renters and buyers. Here’s what makes it a neighbourhood to watch:
Lively, Creative Community: Independent businesses, an artsy feel, and a strong sense of local spirit give Totterdown its unique character.
Convenient City Access: Just a short walk from Temple Meads, Totterdown offers an easy balance of city life, and a more relaxed neighbourhood feel.
We love Totterdown’s artistic charm and close-knit community—it really captures what makes Bristol such a vibrant place to live. Explore the area more in this area guide.
Fishponds: A Family-Friendly Favourite
Fishponds strikes the perfect balance between suburban tranquillity and city convenience. As the area continues to grow in popularity, here’s why it’s worth keeping an eye on:
Affordable Homes: Offering competitive prices compared to more central areas, Fishponds is an attractive option.
Green Spaces & Amenities: Parks, good schools, and plenty of local shops make it a practical and pleasant place to settle.
A Growing Community: With a mix of long-time residents and newcomers, Fishponds has a friendly, welcoming atmosphere.
With its balance of affordability, green spaces, and strong community feel, Fishponds could be an area to watch as more people look for family-friendly living options.
Easton: A Cultural Hotspot on the Rise
Easton has long been one of Bristol’s most diverse and creative areas, and its popularity continues to grow. Here’s what makes it stand out:
Affordability: While prices are rising, Easton still offers relatively good value compared to other parts of Bristol.
Vibrant Local Scene: A lively mix of markets, independent businesses, and community events give Easton its distinctive character.
Regeneration & Growth: Ongoing investment is set to enhance the area further, boosting property values and rental demand.
For those seeking a lively, community-driven area with strong investment potential, Easton remains a top choice. Explore the Easton more in this area guide
Brislington: Suburban Charm with City Convenience
With its mix of modern developments and established residential areas, Brislington is gaining traction as an attractive place to live. Here’s why:
Suburban Appeal: With quieter streets and green areas, it’s an option for those looking for space without a big price tag.
New Developments: Recent and upcoming housing projects are adding to the area’s appeal for renters and buyers.
Capital Growth Potential: As more people seek affordable yet well-connected locations, Brislington is becoming a stronger option for buyers and renters.
Brislington’s mix of suburban charm and good transport links makes it an increasingly attractive choice for those looking for a balance between city life and a quieter pace.
Southmead: Regeneration & Opportunity
Southmead is undergoing a wave of regeneration, making it a neighbourhood with real potential. Here’s why it could be a place to watch in 2025:
Ongoing Regeneration: Major improvements to housing and infrastructure are making Southmead a more attractive place to live.
Affordable Housing: Compared to other parts of Bristol, Southmead offers relatively lower house prices, making it a consideration for those looking for value.
Proximity to Employment Hubs: With its proximity to the NHS, aerospace industry, and other key employers, Southmead is well-placed for professionals looking for easy commutes.
Southmead is one to watch as it develops into a more desirable place to live and work. Learn more about Southmead’s future here.
Bristol Rental Market 2025
As we step into 2025, Bristol’s rental market is once again attracting attention. At The Letting Game, we view this as an opportunity to reflect on how we can contribute positively to a sector that is continually evolving.
What’s Driving Demand in Bristol?
Bristol remains one of the UK’s most desirable rental markets, attracting professionals, families, and students. The city’s unique culture, dynamic job market, and high quality of life make it a relocation magnet. Key factors contributing to this growing demand include:
Population Growth: Bristol continues to welcome new residents, thanks to its strong economy and cultural appeal.
Professional Relocation: The rise of remote and hybrid work has made Bristol an attractive relocation destination for professionals seeking a balance of city life and green spaces.
Student Demand: Thousands of students arrive every year, ensuring a steady demand for rental properties and providing landlords with opportunities in this dependable market segment.
We aim to ensure that both landlords and tenants enjoy a positive and enriching experience, no matter how the market shifts.
The Impact of the Renters’ Rights Bill
The Renters’ Rights Bill 2024-25 is set to reshape the lettings landscape, aiming to enhance tenant protections and promote fairness. As a landlord, understanding and adapting to these changes is essential for maintaining a competitive edge.
Key updates include:
Abolition of Section 21 ‘No-Fault. Evictions’: Landlords will no longer be able to evict tenants without a valid reason, providing greater security for renters.
Limitations on Upfront Fees: Landlords will be restricted on demanding excessive upfront payments, capping advance rent to one month’s worth.
Regulation of Rent Increases: Rent increases will be limited to once per year and must align with market rates, preventing sudden and unaffordable increases. Tenants will have the right to challenge any increases they believe to be unfair, ensuring greater transparency and accountability.
Pet-Friendly Tenancies: Tenants will have the right to request permission to keep pets, which landlords cannot unreasonably refuse, fostering more pet-friendly accommodations which would attract a broader tenant base.
On the 14th of January, the Bill reached an important milestone as it completed its report stage and third reading in the House of Commons. As mentioned above a significant amendment was approved, which will limit landlords to requesting only one month’s rent in advance, along with a security deposit of up to 5 to 6 weeks’ rent. The Bill now progresses to the House of Lords, where it will undergo further evaluation. You can see the current stage on the UK Parliament site.
Thriving in a Competitive Market
Bristol remains a vibrant investment opportunity. The city’s growing population and diverse economy position it as a prime location for property investment. To thrive in the Bristol rental market 2025, landlords need to stay informed, be adaptable, and consider strategies such as:
Exploring new areas for investment
Considering eco-friendly property upgrades
Maintaining strong landlord-tenant relationships
Looking Ahead with Purpose
Bristol’s rental market in 2025 presents both opportunities and challenges. At The Letting Game, we believe lettings are more than just transactions. We believe that by fostering meaningful relationships and staying ahead of market trends, creating thriving and sustainable communities.
With 2024 coming to an endwe look to 2025, a year that is likely to see significant change in the Bristol and wider UK rental market. To look at what is coming up we need to look at the wheels of change set in motion this year by Keir Starmer’s new government.
Impacts of the The Autumn Budget on the Bristol rental market
On the 18th of September, Rachel Reeves delivered the first labour budget in 14 years. A budget that needed to underpin the promises made during the election campaign and deal with the pressures on the public purse. Some of the biggest implications come from the need to raise taxes without touching the employees’ wage slips. Some of the biggest headlines for landlords include:-
A rise in stamp duty for additional properties
As of 31st October 2024, the Stamp Duty Land Tax (SDLT) rate on additional properties, such as buy-to-lets, was raised from 3% to 5%. For Bristol landlords, this means higher upfront costs when purchasing rental properties, especially for those expanding portfolios. So as an example, buying a £200,000 property means stamp duty increases from £6,000 to £10,000.
Capital Gains Tax Adjustments for Property Investors
While many anticipated a substantial increase, the rates on residential properties remain aligned with other assets. However, there are new rates that impact non-residential gains, with Capital Gains Tax rates rising to 18% for basic-rate taxpayers and 24% for higher-rate taxpayers. This alignment simplifies the CGT landscape but may still encourage landlords to be more cautious with portfolio sales, especially in high-growth property areas like Bristol, where selling a property could incur a more substantial tax.
Digital and Tax Compliance Commitments
Landlords with annual rental income exceeding £50,000 must transition to Making Tax Digital (MTD) for Income Tax by 2026, with thresholds extending to £30,000 by 2027. At The Letting Game, we are committed to supporting landlords through this digital transformation, ensuring tax reporting remains hassle-free.
Impacts of the Renters Rights Bill on the Bristol rental market
The new government’s Renters’ Rights Bill is set to reshape the rental landscape. Following rapid legislative progress, the bill is expected to gain Royal Assent and become law by Spring 2025. Key provisions include:
Abolishment of section 21s the so-called “no-fault” eviction
The end of fixed-term tenancies effectively creating periodic rolling tenancies
The end of bidding wars – the published rent in the advert being the highest you can ask
Lifting blanket bans on pets, children or tenants claiming benefits
A new mandatory rental database of landlords
The Decent Home Standard to be applied to the private rental sector
Even though 2024 has been far more challenging than 2023 we still believe Bristol’s rental market is a good investment. Rents continue to grow and we aren’t expecting that to change as we move into 2025. At The Letting Game we are dedicated to making it easier for our landlords. With legislation like the Renters Rights Bill we’ll look at how we can make our landlords’ lives easier.
If you are considering turning your property into a rental, or are looking for a new letting agent to partner with – then just drop us an e-mail.
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