Goldsmith Property

Goldsmith Property Delivering great tenants for great properties and providing the ideal letting experience for landlords and tenants.

Now offering landlords the option for 12 months rent up front.

Is it ever okay to bend the rules for a good tenant?Most landlords have been in this situation at some point - a tenant ...
03/06/2026

Is it ever okay to bend the rules for a good tenant?

Most landlords have been in this situation at some point - a tenant who pays on time, looks after the place and never causes a problem asks for something that sits outside the tenancy agreement. Maybe they want to redecorate or perhaps they need to sub-let a room for a few months while a family member is going through something difficult.

The legally cautious answer may be straightforward, but the human answer is often less clear cut.

This is a grey area - good landlords disagree on it, so it’s worth a conversation. We're curious how you handle it when it comes up.

A common misconception is that calling an agreement a “licence” instead of a tenancy changes its legal status ➡️ It does...
01/06/2026

A common misconception is that calling an agreement a “licence” instead of a tenancy changes its legal status ➡️ It doesn’t.

There is long-established legal precedent - most notably from Street v Mountford - that confirms:

The reality of the arrangement overrides the wording of the agreement.

If the occupier:

🏠 Has exclusive possession, and
🏠 Is using the property as their home

…then a tenancy is likely to exist in law, regardless of what the document says.

Why does this matter? The introduction of the Renters' Rights Act is increasing compliance obligations for landlords, and as a result, some landlords are considering short-term lets as a way to avoid these changes.

We have a blog which details the risks this raises and how to use short-term lets safely – it’s linked in the comments 💬

A good letting agency should be preparing for and actioning changes as each stage of the Renters’ Rights Act comes into ...
27/05/2026

A good letting agency should be preparing for and actioning changes as each stage of the Renters’ Rights Act comes into force.

As a landlord, you don’t need to become a legal expert, but you do need to understand enough to ensure your agent is adapting appropriately.

Under the Renters' Rights Act, landlords should expect agents to be reviewing:

🏠 Tenancy agreements and notice procedures
🏠 Updated processes around possession and rent arrears
🏠 Stronger property condition standards
🏠 New requirements around disputes and the proposed Ombudsman
🏠 Compliance documentation and reporting

If your letting agent in Bristol or Weston-super-Mare isn’t discussing these changes with you, it may be time to ask why.

Read more here:
https://goldsmith-property.co.uk/blog/why-bristol-weston-landlords-must-understand-the-renters-rights-act-even-if-you-use-a-letting-agent/56629

Rent arrears remain one of the most important grounds for possession. The Renters’ Rights Act preserves mandatory ground...
25/05/2026

Rent arrears remain one of the most important grounds for possession. The Renters’ Rights Act preserves mandatory grounds for serious arrears, but the process is expected to be stricter:

📌 A tenant will need to be in 3 month's rent arrears (increased from the current 2 months) for this ground to be used
📌 Landlords must provide clear rent schedules and records
📌 The notice periods for this eviction ground is increased from 2 weeks to 4 weeks
📌 Early action and correct documentation will be essential

Courts are likely to require stronger evidence that arrears are genuine, not disputed, and properly managed.

Follow us for more helpful information on the changing landlord landscape – we’ll keep you in the know!

With the Renters Rights Act reshaping the private rented sector in England, one of the biggest changes is the end of Sec...
20/05/2026

With the Renters Rights Act reshaping the private rented sector in England, one of the biggest changes is the end of Section 21 “no-fault” evictions.

Without Section 21, all possession claims must now go through the courts. Unlike accelerated proceedings done without court hearings, these cases can face delays - especially where court backlogs already exist.

That increases the possibility of:

🔑 Extended loss of rent
🔑 Delays regaining your property
🔑 Added legal and administrative costs

Building financial resilience - through contingency funds or rent guarantee insurance - is becoming an essential part of being a landlord, not a luxury.

Read more here:
https://goldsmith-property.co.uk/blog/life-after-section-21-what-landlords-need-to-know-and-how-to-stay-ahead/54809

For many landlords, especially those managing properties themselves, keeping up with compliance is becoming:🟡 Time-consu...
18/05/2026

For many landlords, especially those managing properties themselves, keeping up with compliance is becoming:

🟡 Time-consuming
🟡 Complex
🟡 Risk-heavy

At Goldsmith Property, we specialise in:

🏠 Keeping landlords fully compliant with evolving legislation
🏠 Managing all required documentation and communication
🏠 Providing peace of mind that everything is handled correctly

When you need support, reach out - we’re easy to find:
https://goldsmith-property.co.uk/

The government has provided 👉 Guidance on the Written Statement landlords must provide which outlines:🔶 The legal conten...
13/05/2026

The government has provided 👉 Guidance on the Written Statement landlords must provide which outlines:

🔶 The legal content required in tenancy documentation
🔶 What tenants must be told about their rights and responsibilities
🔶 How landlords should structure and present this information

This is part of a wider move towards greater transparency and tenant awareness, and it forms part of legal compliance under the new framework.

Failing to provide required information could:

🔷 Impact your ability to enforce tenancy terms
🔷 Cause issues with possession proceedings in future
🔷 Leave you exposed to penalties or disputes

With legislation tightening, administrative compliance is becoming just as important as property management itself.

Read more about what you need to do here:
https://goldsmith-property.co.uk/blog/renters-rights-act-2026-what-landlords-need-to-do-now/60664

Many landlords initially choose to self-manage to save money, but the time involved can be substantial.Typical responsib...
11/05/2026

Many landlords initially choose to self-manage to save money, but the time involved can be substantial.

Typical responsibilities include:

⏱️ Handling maintenance and contractor coordination
⏱️ Managing tenant communication
⏱️ Keeping up with legal updates
⏱️ Marketing and referencing
⏱️ Rent collection and arrears management

For landlords with demanding careers or growing portfolios, the opportunity cost of this time can outweigh the savings.

If you’re unsure whether self-management is right for you, a conversation can often help clarify your next step. If you’d like an informal, no-obligation chat about your property, we’re happy to help.

Have you heard about “The Renters’ Rights Act: Information Sheet (2026)”?‼️ This is mandatory information that must be p...
06/05/2026

Have you heard about “The Renters’ Rights Act: Information Sheet (2026)”?

‼️ This is mandatory information that must be provided to tenants.

As a landlord you must give this document to:

🏠 All tenants with agreements already in place before 1 May 2026, AND
🏠 Where the tenancy is still ongoing on 1 May 2026

👉 In simple terms:
If your tenant is living in the property now, you need to provide this.

You can serve the document any time before 31 May 2026.

Read more about it in our blog:
https://goldsmith-property.co.uk/blog/renters-rights-act-2026-what-landlords-need-to-do-now/60664

The Renters' Rights Act introduces revised grounds designed to balance tenant security with legitimate landlord needs, b...
04/05/2026

The Renters' Rights Act introduces revised grounds designed to balance tenant security with legitimate landlord needs, but with tighter controls. A new mandatory ground is that:

👉 Landlords will be able to regain possession if they intend to sell the property.

However, this ground comes with restrictions:

🔒 It cannot be used in the first 12 months of a tenancy (to prevent landlords using it unfairly)
🔒 Landlords may be required to provide evidence of intention to sell
🔒 There may be penalties of up to £25,000 if the property is re-let shortly afterwards within 12 months of using this ground to evict a tenant

This is intended to stop “false sales” being used as a workaround for evicting tenants. The notice period for this ground will be 4 months.

If you’re feeling unsure of the changes to grounds for eviction, reach out to us for a chat – we can talk you through what matters and what your next steps are.

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