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.

Section 8 Grounds – What to Expect 

Ground	Notice Period	Description	Notes
1	4 months	Landlord/family moving in	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.

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.

BNS is a Bristol-based property services company specialising in residential and commercial property management, health and safety, facilities management and building maintenance.

Join the team | Administration Specialist

We have an exciting opportunity for a Administration Specialist who is process driven and has a keen eye for detail, to join our energetic and dynamic team at The Letting Game.

We’re looking for someone with an administration background with good knowledge of Office 365 products, who can pick up new systems quickly and thrives in a busy environment, whilst having the ability to work both independently and as part of a team.

Job Types: Full-time, Permanent

Salary: Up to £30,000 per year

• The role

  The Administration Specialist plays a pivotal role in ensuring a seamless experience for both landlords and tenants. Acting as a key figure in the team, they are responsible for managing end-to-end administrative processes and overseeing crucial aspects of the letting journey to ensure every detail is expertly handled.

  The Administration Specialist ensures an efficient and transparent journey for clients and tenants by expertly managing key data systems, maintaining accuracy and compliance across the business. From conducting document validations and updating Standard Operating Procedures to auditing team workflows, they focus on maintaining the highest standards while driving continuous improvement. This role demands exceptional attention to detail and the ability to juggle multiple tasks and workflows simultaneously. Their expertise in lettings legislation and compliance is a vital resource, enabling the team to consistently deliver outstanding service.

  The responsibilities span the entire lettings lifecycle—from onboarding landlords and marketing properties to facilitating tenancy progression and managing in-tenancy and end-of-tenancy matters. This includes tenant referencing, issuing legal notices, setting up utilities, and coordinating property maintenance. The ability to prioritise effectively and handle competing demands is essential to ensuring all processes run smoothly. The Administration Specialist also fosters strong relationships with clients, suppliers, and colleagues, contributing to a supportive and collaborative environment.

  This role is ideal for an individual who thrives in a fast-paced setting, excels at multitasking, and takes pride in delivering precise, high-quality work while making a meaningful impact within a dynamic and forward-thinking team.

• Essential experience and skills:

  • Excellent customer service
  • Good organisation and administration ability
  • Great communication
  • Strong IT proficiency
  • High-level written and verbal communication
  • Strong time management and multi-tasking skills
  • Empathetic and emotionally intelligent
  • Able to demonstrate resilience, adaptability and accountability
  • Strategic, proactive, and problem-solving mindset
  • Attention to detail and accuracy in data management
  • Able to thrive in a energetic working environment

What’s on offer?

Competitive salary (dependent on experience) Up to £30,000 per year

• 21 days annual leave (starting entitlement) plus bank holidays and an extra day off for your birthday
• Sick pay
• Bereavement leave
• Company pension
• Company social events
• Paid volunteer time
• Referral programme
• Casual dress code
• Free on-site parking
• Working from home opportunity
• Unbeatable company culture and supportive team environment
• Full funding towards the Level 3 Technical Award in Lettings and Property Management

Working towards a greener future

If you join The Letting Game team you’ll be working for Bristol’s first Carbon Neutral letting agency. We’re always looking at our team and their processes to make sure we have a positive impact on the world – that’s why we’re planting our own forest! For every property we let we plant three trees; one each for our landlord, tenant & one for our team – together we’re planting The Letting Game forest!

Join the team | Lettings Expert

As a Lettings Expert, you will develop new client relationships, and foster existing ones to generate new and repeat business. You will utilise your market knowledge to determine rental values and understand what makes a property appealing to potential tenants, providing landlords with solid advice on how to make their properties stand out in the market.

Job Types: Full-time, Permanent

Salary: Up to £50,000 per year

• The role

  Your days will be dynamic, filled with new business generation, property visits, client meetings, and plenty of research to stay ahead of market trends. You’ll spend time crafting creative and compelling property listings and capturing on-brand marketing material for ads and socials, that attract the right audience.

  Within your role, you’ll support the Lettings Manager in delivering exceptional service to our existing landlords, by re-marketing their properties and finding good quality tenants, this will require you to conduct occasional viewings to showcase properties in their best light.

  It’s not just about the properties; it’s about the people. Building and maintaining long-term relationships with Landlords is at the heart of this role, offering them your expertise and guidance through the lettings process, and ensuring they receive a top-notch service that makes them want to come back to us time and time again.

  Communication is key, as you’ll be the bridge between landlords and the lettings team, ensuring everyone is on the same page and that all parties have the info they need across the lettings journey.

  You’re not just valuing properties; you’re creating opportunities for people to find their next home and for landlords to make the most of their investments. It’s a role that requires a mix of sales and market savvy, people skills, and a genuine passion for the property world. Our service-led culture is pivotal to the success of the business and it will be your mission to ensure that the team are delivering an honest, informed, and professional service.

• Key Skills

  • Excellent customer service.
  • Outstanding sales and negotiation skills.
  • Well organised and highly driven.
  • Strong IT proficiency.
  • High-level written and verbal communication.
  • Proven influencing and strong relationship and rapport-building ability.
  • Empathetic and emotionally intelligent.
  • Able to demonstrate resilience, adaptability and accountability and achieve weekly and monthly targets.
  • Strategic, proactive, and problem-solving mindset.
  • A professional, friendly and approachable attitude.
  • Able to demonstrate flexibility and reliability.
  • A full driving licence is a must, as well as your own transport.
  • Minimum of 3 years’ experience in residential lettings.
  • Minimum of 1 years’ experience in a valuation role.
  • In-depth knowledge of the Bristol residential lettings market.
  • Good understanding of sector wide trends and legislative changes.

What’s on offer?

Competitive salary up to £35,000 p/a DOE + up to £15,000 OTE

Additional pay:

• Bonus scheme
• Commission pay
• Quarterly bonus

 

Benefits:

• 21 days annual leave (starting entitlement) plus bank holidays and an extra day off for your birthday
• Sick pay
• Bereavement leave
• Company pension
• Company social events
• Paid volunteer time
• Referral programme
• Casual dress code
• Free on-site parking
• Working from home opportunity
• Unbeatable company culture and supportive team environment
• Full funding towards the Level 3 Technical Award in Lettings and Property Management

Working towards a greener future

If you join The Letting Game team you’ll be working for Bristol’s first Carbon Neutral letting agency. We’re always looking at our team and their processes to make sure we have a positive impact on the world – that’s why we’re planting our own forest! For every property we let we plant three trees; one each for our landlord, tenant & one for our team – together we’re planting The Letting Game forest!

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:

• Affordable Housing: Prices remain competitive despite rising demand.
• 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.

For related information, read last months article “What will 2025 hold for Bristol landlords?”

Impacts of the The Autumn Budget on the Bristol rental market

On the 18^th  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 31^st 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 
• No more rent in advance 

For a bit more information on these, read our article on the “Renters’ Rights Bill.”  

The Bristol market is still strong

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.