Private Landlords Bulletin
Issue 43: 20 May 2026

This edition will cover the following: 

•  Update on the Private Rented Sector Strategy 
•  Getting your property ready to let
•  Re-letting soon? A quick check on licensing
•  Waste responsibilities for HMO landlords
•  English Housing Survey 2024–2025: what the latest findings show
•  Rent with Confidence: supporting good landlords
•  An invite to the ‘National Landlord Investment Show’
•  Renters' Rights Act reminder: 31 May 2026 deadline
•  Private Landlords Bulletin sign up

Update on the Private Rented Sector Strategy

     
Over a quarter of people in Bristol rent their home from a private landlord. This means over 120,000 people live in the private rented sector.

The new Renters’ Rights Act will bring big changes across the country. These changes will affect the city, renters and landlords. We are creating a Private Rented Sector Strategy which will make it clear how we will deal with these challenges and opportunities.

We want to hear from as many landlords as possible, so together we can make renting fairer for everyone. 

So far, we’ve engaged with representatives from landlord associations through a range of forums, including the West of England Landlord and Agents Panel, face-to-face and online sessions exploring emerging themes, and via a public survey. Alongside this, we have been holding sessions with tenant representatives and voluntary sector organisations supporting people with housing needs. 

We are now reviewing the feedback gathered and identifying key themes, challenges and opportunities. These will be brought together in a first draft of the strategy, which will be published for public consultation in summer

Thank you to everyone who has contributed so far - your insight is vital in helping us shape a strategy that reflects the needs of everyone in the sector. We will share details of the public consultation when available and encourage you to share this with your networks to ensure landlords are fully represented in the strategy development.  

Getting your property ready to let

Re-letting soon? A quick check on licensing

As the main re‑letting period approaches, landlords are reminded to check whether their property needs a licence before new tenants move in. In Bristol, licensing requirements depend not only on where a property is located, but also on who lives there and how the household is made up. A change in tenants can sometimes mean a change in legal responsibilities.

Based on household type, you will need a licence if your property is shared accommodation defined as a House in Multiple Occupation (HMO) anywhere in Bristol, with three or more occupants.

Based on location, selective licensing applies to most other privately rented properties in:
•    Bedminster
•    Bishopston and Ashley Down
•    Brislington West
•    Cotham
•    Easton  

Further details, including ward maps and licensing schemes, are available on the council’s website: Check if you need a property licence and apply.

Changes in tenants and household type

Properties can become licensable unintentionally when tenants change. A common example is where a property previously let to a family or couple is later let to three or more unrelated people.

This can affect:
•    whether a licence is required
•    the type of licence needed
•    maximum permitted occupancy
•    applicable licence conditions, including fire safety and amenity standards

These situations often arise during the summer letting period when properties are re‑let quickly.

Information on landlord responsibilities and support is available at Property licences.

Waste responsibilities for HMO landlords

Understanding your legal duties and how to avoid costly penalties

All property owners and occupiers have legal responsibilities regarding waste management.

The council has powers under the Crime and Policing Act to address ongoing, unreasonable detriment to the locality, e.g., bins left permanently on pavements or chronic overflow/litter.  A Community Protection Warning (CPW) or Community Protection Notice (CPN) may be served on the landlord or manager requiring them to take steps to address the problem, and could include a fine of up to £100. Landlords of HMOs in Bristol have additional responsibilities regarding waste management.

Under the Management of Houses in Multiple Occupation (England) Regulations 2006, landlords must provide sufficient bins or appropriate containers for each household, ensuring they are suitable for storing refuse and recycling until disposal.

Bristol City Council’s guidelines specify a minimum standard: at least one full container set per three bedspaces, with more containers required for properties with higher occupancy levels. The council will take action if there is persistent waste management issues in HMOs. They may issue warnings, financial penalties or prosecution.  This can result in consequences for landlords’ fit and proper person status. However, these outcomes are entirely preventable if landlords act responsibly. This includes maintaining regular communication with tenants about waste management, conducting routine property inspections, and promptly addressing any issues that arise.

Key points for HMO landlords

The following key points highlight important matters that HMO landlords should be aware of:
•    Provide sufficient bins or suitable waste containers for each household.
•    Ensure arrangements are made for proper disposal of refuse and recycling,
     in line with Bristol City Council services.
•    All HMOs must be licensed, with conditions regarding waste management.
•    Minimum container capacity: one full container set per three bedspaces,
     more if occupancy demands.
•    Ensure that your tenants are keeping the front of the property free from
     waste, using the bins provided and presenting the bins for collection.
•    Failure to comply can result in enforcement action.

Your actions impact the wellbeing of tenants and the wider community. By setting a positive example and ensuring your tenants are well informed about their obligations, you support a cleaner, safer Bristol.

English Housing Survey 2024–2025: what the latest findings show

The government has published the English Housing Survey (EHS) 2024–2025 headline findings in two parts:
•    December 2025: demographics and household resilience
•    January 2026: housing quality and energy efficiency

Together, these reports provide a national picture of housing conditions across all tenures, including the private rented sector.

Report 1: demographics and household resilience

The key findings are:
•    Owner occupation remains the largest tenure (65%), followed by private
     renting (19%), and social renting (16%).
•    5% of homes (1.2 million) were vacant, with the highest rates in the private
     and social rented sectors, mainly awaiting new tenants.
•    Mortgage and rent costs increased across all tenures compared to five years
     ago.
•    Satisfaction fell across all tenures since 2019-20. Owner occupiers remained
     most satisfied (94%), followed by private renters (81%), while social renters
     were least satisfied (75%).

Report 2: housing quality and energy efficiency

The key findings are:
•    3% of households were overcrowded, while 40% were under‑occupied,
     based on the bedroom standard.
•    15% of dwellings (around 4 million) failed to meet the current Decent Homes
     Standard, similar to 2022.
•    9% of dwellings (around 2.3 million) contained a Category 1 hazard under
     the Housing Health and Safety Rating Standards (HHSRS).
•    5% of dwellings (around 1.4 million) had damp problems, an increase since
     2022.
•    Overall, energy efficiency continued to improve, and progress varied by
     property type.

Why this matters for landlords

The findings highlight ongoing pressures in the private rented sector, particularly around overcrowding, damp and serious hazards. In Bristol, where many properties are older or shared, these issues reflect common local challenges.

With licensing schemes and closer scrutiny of housing standards, landlords are encouraged to:
•    review property condition regularly
•    address issues early
•    ensure continued compliance.

Rent with Confidence: supporting good landlords

An invite to the ‘National Landlord Investment Show’

     
Bristol City Council will have a stand at the National Landlord Investment Show on 30 September 2026 at Ashton Gate Stadium. We would like to invite everyone to come and speak with us. We look forward to meeting you. To register, follow this link.

Renters' Rights Act reminder: 31 May 2026 deadline

     
By 31 May 2026, landlords must provide tenants with the required Information sheet for tenancies created before 1 May 2026, and with the Written information for tenancies created on or after 1 May 2026. For further details, please visit GOV.UK.