How to pick the
best letting agent,
10 key features

A guide to selecting the best Bristol agent for your property and getting the most out of your investment.

1. Local Market Expertise

A top-notch letting agent should have in-depth knowledge of the local market. They should understand the area’s rental trends, property values and tenant preferences. Expertise that will ensure your property maximises its rental yield, whilst still attracting good quality tenants (no one wants lengthy void periods!). 

Local knowledge doesn’t stop at renting the property, it’s also important for the day-to-day management. If your property is based in Bristol, but your property manager is the other side of the country how can they be local experts? We’d always recommend an agent based in the same city as your property – they’ll know the local tradespeople better and be able to visit the property themselves if needed.

2. Strong Reputation

Look for letting agents with a solid reputation. Has the agent won any awards, are plenty of landlords trusting the agent to let their property, do they have at least a 4* rating on their reviews and ask for recommendations. A reputable agent will have a track record of satisfied clients and successful lettings.

3. Accreditations and Memberships

Choose an agent affiliated with recognised industry bodies such as ARLA Propertymark. Members of these organisations are choosing to be regulated in an unregulated industry. It indicates adherence to professional standards and a commitment to ongoing training. 

4. Clear Communication

Good communication is key to a successful landlord-agent relationship. Your agent should be responsive, transparent, and proactive in keeping you informed about viewings, feedback, and any issues that arise.

5. Comprehensive Letting and Property Management Services

What sort of service do you need? Consider whether you need full property management (to manage your property and tenants) or just need help finding and vetting a tenant. The best agents offer flexible packages that can include finding tenants, rent collection, maintenance management, inspections, and looking after your legal and compliance responsibilities.

6. Transparent Fees

Fee structures should be clear and transparent. Make sure you understand all costs involved, including management fees, tenant find fees, and any additional charges. Avoid agents with hidden fees.

7. Licensing & Compliance Knowledge

The best letting agents stay up to date with the latest rental laws and regulations. They should ensure your property complies with safety standards, tenancy agreements are legally sound, and deposits are protected correctly.

8. Personalised service

Every property and landlord is unique. A great letting agent will take the time to understand your needs, from what’s the right service to the types of tenants you’re looking for. They should be willing to go the extra mile to ensure your satisfaction. 

Rental market reform

Its still early days for this new government, but within The Kings Speech Labour wasted no time in confirming that rental reform is still very much a high priority item. And like before abolishment of section 21s is front and centre.

 

 

New government priority

Before the former Prime Minister Rishi Sunak called an election, the previous government was looking to deliver the Rental Reform Bill. With the calling of the election the bill was not passed before Parliament was prorogued (effectively closed.) There was a cross-party consensus that rental reform was needed, so its not a surprise to see the new government prioritising it.

Key Proposals from The King’s Speech

So as well as section 21 abolishment, what else do we know about what’s being proposed? Here’s the headlines:

1. Goodbye, Section 21: No more “no-fault” evictions. Not sure on what a section 21 notice is, have a look at this article.
2. Better Section 8 Grounds: Enhanced grounds for possession will help landlords reclaim
   properties in specific situations like rent arrears or antisocial behaviour.
3. Rent Controls: Measures to control rent increases and empower tenants to challenge
   unfair hikes.
4. End to Rental Bidding Wars: Creating a more balanced market by banning bidding wars
   for rental properties.
5. Anti-Discrimination Measures: No more blanket bans on tenants receiving housing
   benefits or those with children. It’s about fair access for all.
6. Pets in Rentals: Tenants will have the right to request a pet. Landlords must consider
   these requests reasonably and can request insurance to cover potential damages.
7. Decent Homes Standard: Extending this standard from the social sector to the private rented sector means landlords must keep properties free from serious hazards like damp and mould.
8. New Ombudsman Service: This will provide a low-cost way to resolve disputes without
   going to court, benefiting both landlords and tenants.
9. Digital Database for Private Rented Sector: This database will provide crucial information for tenants and
   landlords, helping everyone make informed decisions and stay compliant.
10. Stronger Enforcement Powers for Councils: Councils will have enhanced powers to
    identify and penalise non-compliant landlords, ensuring a higher standard of rental
    properties across the board.

When Can We Expect to See Changes?

Labour talks about implementing changes “immediately,” but in reality, turning a bill into law
takes time. Remember, the Renters Reform Bill was introduced two years ago and still isn’t law.
The new government do appear to be in a hurry, however the roll-out of the bill is likely to be gradual.

Preparing for the Future

At The Letting Game, we strive to do more. These reforms are designed to create a fairer, safer,
and more transparent rental market. As landlords, staying informed and adapting to these
changes is crucial. We’re here to help you navigate this new landscape, ensuring you’re always
compliant and your properties are managed efficiently.

We tell it like it is: these changes are coming, and being prepared is half the battle. Stay tuned
for more updates and don’t hesitate to reach out for advice tailored to your specific needs.

Carbon Neutral third year running

 

For the third year in a row, The Letting Game is proud to be carbon neutral, showing our commitment to be Bristol’s greenest letting agent. We want to do our bit, also helping our landlords and tenants make a positive impact on the environment. From our fleet of electric vehicles to planting 3 trees for every let, by choosing us you’re helping make a difference and reducing your carbon footprint.

Carbon offsetting projects

This year, we have continued to grow The Letting Game forest and we have now planted over 3,700 trees and counting. We are also thrilled to support two additional projects through Carbon Neutral Britain. With new initiatives in England and Pakistan added, and continuing our support in India and Costa Rica – it’s amazing to see how a Bristol letting agent and its clients can contribute to positive change locally and worldwide.

Blue Carbon Mangrove Restoration in Pakistan

The Blue Carbon Mangrove Restoration project in Pakistan’s Indus River Delta Region is the first of its kind worldwide. Over the next 60 years, it aims to restore 350,000 hectares of mangroves, which could remove about 142 million tonnes of CO2e from the air.

But it’s not just about saving the environment – it’s also about helping the local communities. By creating jobs and improving access to clean water, healthcare, and education, it’s lifting up over 70% of the people who used to live in poverty.

Plus, it’s protecting 11 endangered species by fixing up wetlands and managing resources sustainably. And the money made from selling carbon credits goes right back into the community, making sure the good work keeps going. With strict monitoring and high standards, this project sets a great example for global conservation and sustainable development.

Marston Vale Forest Creation in Bedfordshire

The Marston Vale Forest Creation project is doing big things! They’ve already planted over 2 million trees and plan to plant 5 million more to cover 30% of the Bedford and Milton Keynes area with trees. This project is turning a once industrial landscape, filled with clay pits and landfills, into a lush green ecosystem. Initially, the area had only 3% tree cover, way lower than the national average. But with help from local businesses and the community, they’re turning it around by planting trees strategically and managing woodlands carefully.

These trees are not just for looks – they’re expected to soak up over 500,000 tonnes of carbon during their lifetime, making a big impact on climate change. Plus, trees do a lot more than just clean the air – they help prevent floods, provide renewable resources, and make the area look nicer. Creating this forest isn’t just good for the environment; it’s also boosting the economy, creating jobs, and making people healthier and happier.

Other carbon offsetting projects

We also continue supporting the forest planting projects in South-West Australia and Uruguay.

The Letting Game goes electric!

As Bristol’s greenest letting agency we’ve got our own fleet of electric Mini’s on the city’s roads. Our expert letting team can now carry out viewings, valuations, inspections, as well as other landlord and tenant services with the use of our green fleet; we really don’t play like the others!

New Bristol licensing requirements

With the rollout of Bristol City Council’s new rental market licensing scheme upon us (6^th August 2024), we wanted to give you a bit more information on what it means and whether it affects you.

‘Additional’ Licensing Scheme to cover all areas of Bristol

A landlord must obtain an ‘additional’ licence if the rental is a small HMO  – consisting of 3-4 sharers from 2 or more households. Previously 15 Bristol wards required this licence, but it has now been expanded to all areas that fall within Bristol City Council remit. 

‘Selective’ Licensing Schemes introduced to Bishopston and Ashley Down, Cotham and Easton wards

The council can introduce selective licences to certain areas known as ‘wards’.  Selective licensing schemes are normally temporary and will often last for 5 years (this means that you will likely only need to apply for the licence once and that’s it). The council can introduce selective licensing in select areas for several reasons including poor housing conditions, anti-social behaviour and high levels of crime.

A selective licence is required for any privately rented property to a family or 1-2 occupants, but not HMOs and is being introduced to rentals in Bishopston and Ashley Down, Cotham and Easton wards.

What is a ‘household’?

Households are talked about a lot in terms of property licensing, so what defines one?:-

• An individual living on their own
• A co-habiting couple
• A family (this includes children, stepchildren, foster children, grandchildren, parents, grandparents, siblings, cousins, aunties, uncles, nephews and nieces)

Bristol City Council have a useful website of licensing terminology here.

How do I know if I’m affected by the new licensing schemes?

Bristol City Council have released a map outlining the city and its wards. Or, if you prefer, they have a ward finder. Input your property’s postcode to either of these to see if your property is covered by Bristol City Council and which ward your property falls under. If your property is managed by The Letting Game and your property is affected by a new licensing scheme then we’ll be in contact to help you.

If your property is under Bristol City Council, click this link to check if you need a licence.

What next?

If your property is managed by us and needs a licence, our Compliance & Policy Officer Alex will be in touch shortly to get the ball rolling.

The applications for the new licensing schemes don’t open until 6^th August and you will have until 5^th November to apply for your new licence.

If you are applying for the licence yourself, click the ‘Apply’ button on Bristol City Council’s website and follow the steps…

• Fill in details about your property
• Complete the application form & pay the first part of the licence application fee
• Once the application is received by Bristol City Council, they will email you to request the second part of the application fee
• Once paid, the council will arrange an inspection date for your property (this can sometimes take a few months to a year)
• Upon inspection, the council will issue you with a schedule of works to complete at the property (if any) to ensure the property is meeting their licensing standards
• Then… you receive your formal licence! This lasts for 5 years.

New Bristol licensing requirements

With the rollout of Bristol City Council’s new rental market licensing scheme upon us (6^th August 2024), we wanted to give you a bit more information on what it means and whether it affects you.

This means that any rental reform bill would need to start the process again, so the reform of the rental market is once again up in the air. We would still expect reform of the rental market to be on any new government’s agenda, with the scrapping of section 21’s (the so-called ‘no-fault eviction’ likely to still be front and centre.) Items like the future of fixed term tenancies, court reform, tackling anti-social behaviour, blanket bans, a new ombudsman, digital portals and rent controls will all likely be up for discussion again.

For more information on what was included within the original proposed bill you can read our renters reform post here. Rest assured though, we will keep you informed of any rental market developments as the new political landlord following July’s election becomes clearer. 

Bristol licensing reminder 

Also, a little reminder that the Bristol City Council approved the new licensing scheme, which will come into effect from the 6^th of August. You can read more about that in our previous article here >   

Bristol rental market

The Bristol market itself has been largely steady following the seasonal peak of advertised Student properties from October to February. Rightmove data shows that average enquiry volumes across Bristol rentals stayed mostly flat, however, we are now edging towards the summer peak. Average rental values in the Southwest increased year-on-year by just over 9%. We’ll continue to regularly review our landlord’s rent in line with market conditions.

New Bristol licensing requirements

With the rollout of Bristol City Council’s new rental market licensing scheme upon us (6^th August 2024), we wanted to give you a bit more information on what it means and whether it affects you.

Michael Gove, Secretary of State for Levelling Up, Housing and Communities, hopes the Bill receives “Royal Assent” by summer. We’d expect implementation to start shortly after that. The government is looking to offer a positive message to voters regarding this bill ahead of a general election. It sounds bullish but realistically the implementation of the Renters Reform bill will be staggered. 

What is in the Renters Reform Bill and what does it mean for Bristol landlords and their tenants? 

The bill has seen significant change as it’s progressed through the Parliamentary process. So, we’re giving Bristol landlords a brief update on the bill and how it could affect them. You can read the latest bill in full on the UK Parliament website. Although, you may need a coffee to get through it all! 

No more section 21 – but maybe not for a while

If you’ve heard anything about the Renters Reform, you must have heard about the manifesto headliner – abolishing section 21s. A section 21 notice (described as the “no-fault eviction”) allows landlords to regain possession of their property. Paving the way for ending an assured shorthold tenancy, without requiring a specific reason. Note: they don’t take effect before the end of a fixed-term tenancy.    

The impact of this bill is likely to be spread, as the current proposed rollout is staggered. It could be as early as 6 months after Royal Assent that a landlord will not be able to serve a section 21 on new tenancies. However, section 21 will remain a tool for landlords to use for any existing tenancies. The devil will be in the detail, as some tenancies already in place may be defined as new. For the existing tenancies section 21 won’t be abolished until the Lord Chancellor has assessed the possession order process in England. It’s difficult to know how long that assessment process will take… 

Section 8 – regaining possession of your Bristol rental

Where next for landlords wishing to regain possession? The likely answer is section 8. If passed there will still be some grounds where the landlord can regain possession. These currently include but are not limited to; selling, the landlord moving in (or a close family member), significant redevelopment, anti-social behaviour, breach of the tenancy agreement and very significant to our Bristol Student landlords they’ll be able to regain possession, for the next student year. This last point was to ensure that a supply of student housing was maintained.

Bye bye to periodic tenancies – but 6 months minimum is a welcome amendment

A big worry for some landlords was the potential removal of fixed-term tenancies, fearing a growth in short-term lets. Those concerned can, to a certain extent, be reassured with an amendment that’s been made. A 12-month tenancy agreement will be a thing of the past; there will be a minimum term of 6 months before a tenant can hand back the property. This means tenants will need to wait 4 months before they can serve 2-months’ notice to their landlord, effectively giving a 6-month minimum tenancy. From that point, landlords will have 2 months to find new tenants. That gives us plenty of time to help them avoid large void periods where possible. 

Section 13 must be served if wishing to increase rent

One amendment debated at committee stage was making section 13 notices the only way for a landlord to increase rent. This will need to be served with 2 months’ notice. A rent cap was proposed (by the opposition) and rejected by the committee. Tenants will, however, still be able to challenge a rent increase at tribunal if they believe it to be unreasonable. 

New Ombudsman compulsory for landlords 

As a trusted local Bristol letting agent, we are already regulated by The Property Ombudsman. Unless there are further changes, it looks like it will be compulsory for landlords to be registered to an approved redress scheme – local councils will be able to take enforcement action if a landlord fails to join, which could include large fines and even banning orders. Tenants will be able to raise a complaint with the ombudsman for things like landlord behaviour, repairs not being completed in a reasonable time and the standard of the property (including health and safety issues.)  The ombudsman is likely to have considerable powers including getting landlords to issue an apology, pay compensation and take action to put things right. 

Other headlines

• New digital portal to make sure landlords understand their obligations and support tenants in deciding whether to sign a new tenancy agreement. 
• Outlawing blanket bans on families with children or those in receipt of benefits.  

We will continue to keep you up to date on the Renters Reform and if you are a managed landlord of The Letting Game we’ll help guide you through these changes.  

Note: this article was written before the new legislation was published. This means some of the above is likely to change before it’s written into law.

Meet Emily, our Head of Administration

Allow us to introduce Emily, our new Head of Administration! With a wealth of experience and a solid track record in improving customer experience, she’s here to ensure everything runs smoothly. Emily’s dynamic leadership is all set to redefine how we do admin, bringing unmatched expertise and unwavering dedication to the table. Although she has only been with us for under a year, she has already become an essential part of our team.

How long have you been in the lettings industry?

“I’ve been working in the lettings industry since December 2019. It’s been quite the journey, but I’ve genuinely enjoyed every step of it. From handling landlord enquiries to ensuring tenant satisfaction, it’s all part of the job. I prioritise building strong relationships with clients, emphasising clear communication and attention to detail. My goal is to consistently provide top-notch service and establish myself as a reliable expert in lettings.”

What does a Head of Administration do? 

“My role is to support the team when it is needed. I oversee the Student & Professional Admin team supporting them on the ground, progressing tenancies and assisting with any difficult questions or situations. As a team, we are responsible for progressing all of the tenancies once lets have been agreed, ensuring that referencing is completed, tenancies are compliant and tenants are able to move into their properties on their start dates. These checks are essential to make sure we are moving in good quality tenants to your property. Alongside this, we manage tenant swaps, renewals, managed takeovers and deposit returns – we like to make it as easy as possible for our landlords.”

What’s your favourite thing about working for The Letting Game?

“One thing I really appreciate about TLG is the incredible support system from both the company and my fellow team members. It’s not just about getting the job done; it’s about working together as a team. Everyone’s always willing to lend a hand, plus, we have a lot of fun while we’re at it!”

Exploring Bristol’s vibrant neighbourhoods

Buckle up for a ride through Bristol’s vibrant neighbourhoods! This city is packed with character and charm, and each area has its own vibe waiting to be explored. From posh spots with stunning views to funky districts bursting with creativity, Bristol has something for everyone. So, let’s dive in and check out some of the unique neighbourhoods you have to see.

Stokes Croft

First stop, Stokes Croft – Bristol’s edgy, artsy heart. Think vibrant street art, funky shops, and a nightlife that’s off the charts. This place is all about self-expression, with its colourful murals and indie galleries. Hit up the local bars for some live music or join the party at one of Stokes Croft’s legendary clubs. It’s a wild ride you won’t want to miss.

Bedminster

Time to chill out in Bedminster, where old meets new in the coolest way possible. This neighborhood’s got history, but it’s also buzzing with energy and change. Check out North Street for its eclectic mix of pubs, eateries, and vintage shops – it’s like stepping back in time with a modern twist. And don’t forget Upfest, the street art festival that turns Bedminster into a living canvas every year.

Clifton

Now, let’s switch gears and head over to Clifton – where elegance meets epic views. Picture this: Georgian townhouses lining leafy streets, all overlooking the jaw-dropping Clifton Suspension Bridge. It’s posh, it’s classy, and it’s got a village vibe that’s hard to beat. Wander through Clifton Village for cute shops and top-notch eats, or take a stroll along the Clifton Downs for some serious greenery and killer views of the city.

Redland

Next up, we’ve got Redland – a laid-back oasis with Victorian charm. It’s all about leafy streets, cosy cafes, and parks for days. Take a stroll through St. Andrew’s Park or hit up Gloucester Road (aka “The Glos”) for some serious shopping and snacking. Redland’s got that perfect blend of old-school charm and modern convenience that’ll make you feel right at home.

Easton

Last but not least, let’s head over to Easton – Bristol’s cultural melting pot. This neighbourhood is a feast for the senses, with its diverse community and mouth-watering cuisine. Stapleton Road is where it’s at, with its eclectic mix of shops and food joints serving up flavours from around the globe. Keep an eye out for the street food markets and festivals – they’re a taste of Easton’s vibrant spirit.

Whether you’re into posh vibes, artsy scenes, or multicultural experiences, there’s something here for everyone. So grab your walking shoes and get ready to explore Bristol’s vibrant neighbourhoods – Bristol’s waiting to show you a good time!

New licensing scheme approved

On the 6^th of February Bristol City Council approved the new Bristol licensing schemes with them coming into effect from the 6^th August 2024. As a reminder, all HMOs Bristol-wide will require an additional licence. And it’s not just HMOs, those that fall within a selective licensing area require a license even with just one tenant.

Additional Licencing

New Bristol licensing required for HMOs (Privately rented flats or houses that have 3 or 4 tenants living in 2 or more households.)

All Bristol wards will require the additional license, previously it was restricted to Ashley, Bishopston, Ashley Down, Central, Clifton, Clifton Down, Cotham, Easton, Horfield, Hotwells, Harbourside, Lawrence Hill, Redland, Southville and Windmill Hill. 

Selective Licencing

A license will be required for all private rental properties with 1 or more tenants for properties with Bishopston, Ashley Down, Cotham and Easton added to Bedminster and Brislington West which already have selective licensing requirements. 

Licensing is something we can help our landlords with. We have a dedicated HMO & Compliance expert that our landlords can reach out to for advice, and if you are managed, they’ll look after the whole process for you. There is also plenty of information on licensing on the Bristol.gov.uk website.

Bristol is gearing up for an epic year filled with all sorts of amazing events that’ll make you want to stick around. We’ve asked some of our Bristol letting experts for their top picks of Bristol’s best events to look forward to in 2024. From breath-taking balloon displays and tech geek-outs to artsy celebrations and fashion-forward vibes, 2024 in Bristol is going to be a blast.

Bristol Biennial – 17^th to 26^th May

Art buffs, listen up! The Bristol Biennial is turning the city into a giant canvas. Expect mind-blowing installations, quirky exhibits, and a chance to dive deep into the world of contemporary art. Get ready to see Bristol in a whole new light.

Bristol Comedy Garden – 12^th to 16^th June

Get ready to laugh at the Bristol Comedy Garden! Stand-up comedians from near and far will take the stage to tickle your funny bone. With laughter echoing through the city, this carnival is the perfect way to unwind and enjoy a night of humour.

Bristol Harbour Festival – 19^th to 21^st July

If you love a good party, the Bristol Harbour Festival is where it’s at. Celebrate the city’s maritime history and cultural diversity with live music, street performances, boat races, and food galore. It’s a weekend full of good vibes by the water.

Bristol International Balloon Fiesta – 8^th to 11^th August

Picture this: hundreds of hot air balloons floating over Ashton Court Estate, creating a crazy beautiful sky show. The Bristol International Balloon Fiesta is the perfect way to kick off the year. With live music, tasty grub, and family fun, this event is not to be missed.

Bristol in 2024 is the place to be for good times, cool vibes, and a whole lot of awesome. With festivals, expos, and community projects on the menu, Bristol is proving that it’s not just a city – it’s a whole experience. So, buckle up for a year of fun, creativity, and a truckload of Bristol coolness!