Goldsmith Property

17/09/2026

If you are putting a rent increase in writing this year, the figure you write down is now the most you can ever get.

That is new. Under the old rules the tribunal could decide your property was worth more than you had asked for, and award the higher figure. It did exactly that in around 8% of cases.

Since 1 May it cannot. Your notice is a ceiling.

We read all 1,470 rent tribunal decisions published in England over the last two years. In three of the new-rules cases the tribunal worked out a market rent higher than the landlord had asked for, and had to come back down to the landlord's figure. In one, the tribunal's own valuation was £1,450. The landlord had asked for £1,415. The landlord got £1,415.

So do not pitch high to leave room for negotiation, and do not pitch low either. Put down the figure you can actually back up with evidence, because it is the only number that counts now.

Worth saying: only 46 cases have been decided under the new rules so far, so this is an early picture rather than a settled one.

Full research: https://goldsmith-property.co.uk/blog/rent-tribunal-cases-have-trebled-since-1-may-what-1-470-decisions-tell-landlords/65775

31/08/2026

With blanket pet bans no longer enforceable, consider making your property "pet-friendly" as a feature, not a compromise. Quality tenants often have pets, so offering a clear pet policy (insurance, clause, fee) can attract longer-term, reliable renters who value stability.

In a tight market, flexibility wins.

Do you have questions about the Renters’ Rights Act? If you need support, we’re always here for you.

24/08/2026

In a market where tenants are increasingly wary of hidden fees and poor conditions, transparency is your strongest currency.

When the national Private Rental Sector Database launches later this year, it will be public-facing proof that you’re a legitimate, compliant operator.

While some landlords dread the scrutiny, smart operators are already treating their compliance records as a premium feature. Being "verified" builds trust faster than any advertisement can.

Are you positioning your property as a safe, professional choice?

19/08/2026

Independent lettings and property management covering Bristol and Weston-super-Mare, since 2013.

We specialise in compliance. Every document we serve goes out by email and we keep the delivery record, because staying compliant and being able to prove you stayed compliant are two different jobs, and it is the second one that fails in a tribunal.

We also own Homelink Property Management in Narberth, established 1992, covering Pembrokeshire and Carmarthenshire. Between them the two businesses manage over 400 tenancies under two regulatory regimes.

Several of our cases have gone to court. We have won all of them.

19/08/2026

With the ability to end tenancies at will gone, your tenant selection process is no longer just a formality but a primary risk management strategy.

Since every tenancy is now rolling, the cost of a bad fit is higher than ever. You can’t just "wait it out." This means investing more time upfront in referencing, communication, and setting clear expectations. It will pay dividends throughout the tenancy.

Quality tenants pay rent AND protect your asset.

Explore more about tenancy agreements in our blogs, such as this one which tackles HMO vs Standard Letting - link in bio!

17/08/2026

Court delays are frustrating and legal fees are draining. There’s a better way coming for minor disputes.

The upcoming Private Landlord Ombudsman is a streamlined path to resolve issues like repair timelines or deposit disagreements without the tribunal backlog.

For professional landlords this is a powerful tool, which allows you to settle matters quickly, keep tenants happy, and avoid the months-long wait for a hearing.

Have questions about this, or any other element of the Renters’ Rights Act? Ask us!

12/08/2026

The gap between accidental and professional landlords is widening. The Renters’ Rights Act, MTD, and the upcoming PRS Database are filtering the market. Those who treat letting as a hobby are struggling, but those who treat it as a business are thriving.

At Goldsmith Property, we bridge that gap with expertise, compliance, and care. Yes, we manage properties; we also protect your investments.

Browse our services here:
https://goldsmith-property.co.uk/

Goldsmith Property Letting Agent covering Bristol, Clifton & Weston super Mare. Are you looking to rent a property or become a landlord? We can help!

10/08/2026

With deposit disputes becoming more complex under the new rules, vague descriptions like "fair wear and tear" won’t be much help. Detailed, timestamped photo inventories are essential.

If you haven’t updated your inventory template since 2023, it’s time for a refresh. Clear evidence protects your deposit and reduces stress at the end of the tenancy.

Do you use a digital inventory system? Let us know what works for you.

03/08/2026

August is a chance to beat damp before winter hits. Under the new Decent Homes Standard extensions, damp and mould are under stricter scrutiny, which means waiting for November to fix ventilation issues is too late (and expensive).

Use these drier months to check extractor fans, insulation, and guttering. Proactive maintenance is your best legal defense against future claims and health hazards.

What’s the most common maintenance issue you see in Bristol properties?