Tenant Information
Renting in Bristol with Bristol Property Centre
Whether you’re starting your search for a rental in Bristol, you’ve just been offered a property, or you’re already in one of ours and need to report a maintenance issue, this is the page for you. ARLA Propertymark accredited, with 97% of our customers recommending us.
Looking to rent in Bristol?
Bristol’s rental market moves quickly, the best properties are often let within days. Here’s how it works from your side:
- Search and register. Browse our rentals using the search tool, or register for property alerts so you hear about new listings as soon as they go live (often before they reach Rightmove).
- Book a viewing. Use the Book a Viewing button on any property, or give us a call. Viewings six days a week. Saturday viewings between 9am and 12:30pm.
- Make an application. If you want the property, tell us. We will guide you through the application and explain what we will need from you for referencing.
- Pass referencing. We check three references, credit, current landlord (if applicable), and employment. Most applications get a decision within 5 working days.
- Sign and pay. Once approved, you sign the tenancy agreement and pay your first month’s rent and your deposit. We will explain exactly what you need to pay and when.
- Move in. On move-in day we meet you at the property, hand over keys, walk through the inventory and show you how everything works. Anything not right, tell us straight away.
Applying to rent a property in Bristol
To rent through us, you’ll need to be 18 or over, have the right to rent in the UK, and be able to satisfy our referencing checks. Practically, that means you’ll need:
- Photo ID (passport or driving licence).
- Proof of address (recent utility bill, council tax letter, bank statement).
- Proof of income (3 months’ payslips, or 2 years’ accounts if self-employed).
- A reference from your current employer.
- A reference from your current or previous landlord, if you have rented before.
- Right to Rent documentation (this is a legal requirement we check on every tenancy).
If you do not pass referencing
If your income or credit history doesn’t meet the referencing thresholds, that doesn’t always mean no. Common options include providing a UK-based guarantor (usually a family member who agrees to cover rent if you cannot), paying rent in advance, or using a guarantor service. We will talk through what is realistic for your situation.
Tenant fees in Bristol
Since the Tenant Fees Act came into force in June 2019, the fees letting agents can charge tenants in England are strictly limited. We follow the Act to the letter. Here is what you can be asked to pay and what we cannot charge:
| Charge | Cap or status |
|---|---|
| Holding deposit | Maximum one week's rent |
| Tenancy deposit (security deposit) | Maximum five weeks' rent (six weeks if annual rent is £50,000 or more) |
| Rent | As agreed in the tenancy agreement |
| Lost key or security device replacement | Reasonable cost, evidenced by receipt |
| Late rent payment | Interest only, after 14 days late, capped at 3% above Bank of England base rate |
| Tenancy variation fee (mid-tenancy changes you request) | Maximum £50, or reasonable demonstrable cost |
| Early termination of tenancy (where you request it) | Limited to the landlord's actual loss |
| Admin fees, referencing fees, inventory fees, check-out fees | Cannot be charged to the tenant |
If a letting agent ever tries to charge you fees outside this list, that is a breach of the Tenant Fees Act. You can report it to Trading Standards, and you may be entitled to a refund plus a penalty payment from the agent.
How your deposit is protected
We protect every tenancy deposit through MyDeposits, a government-approved deposit protection scheme. Your deposit is registered within 30 days of you paying it, and you’ll receive the deposit certificate and prescribed information confirming the registration.
How much deposit will I need?
Maximum five weeks’ rent for properties with an annual rent up to £50,000, six weeks for higher rents. So on a £1,200 pcm property (£14,400 annual), your deposit cap is five weeks’ rent, around £1,385.
How do I get my deposit back?
At the end of your tenancy we carry out a check-out inspection and compare the property to the inventory taken at the start. Provided the property is in the same condition (allowing for fair wear and tear), your deposit is returned in full, typically within 10 working days of the tenancy ending.
What if we disagree about deductions?
If you disagree with proposed deductions, MyDeposits offers a free dispute resolution service. An independent adjudicator reviews the evidence and decides. We follow their decision. You can also dispute deductions through the dispute scheme yourself.
Already renting with us?
Tools and information for tenants currently in one of our properties.
Report a repair
All maintenance issues are reported through FixFlo, our 24/7 online reporting system. You can report a problem any time of day or night, attach photos, and track progress until the issue is resolved. For emergencies outside normal hours, FixFlo will guide you through immediate steps.
Paying your rent
Rent is collected through PayProp, our rent collection system. You will receive payment instructions when you sign your tenancy. Payments are tracked transparently, you can see every transaction in your statements. If you ever expect a payment to be late, contact us before the due date, we will always try to work with you.
Your tenancy agreement
Keep a copy somewhere safe. If you’ve lost yours, we can send you a fresh copy, just ask. Note that with the Renters’ Rights Act now in force, most tenancies are periodic rather than fixed-term, which affects how notice works (see section below).
End of tenancy
Whether you’re giving notice yourself or your tenancy is coming to a natural end, we will write to you to explain what happens next. The check-out process involves an inspection, a meter reading, and returning your keys. Your deposit return follows from there.
Renewals and rent reviews
On fully managed properties we contact you ahead of any rent review and discuss any proposed changes with the landlord. Under the Renters’ Rights Act, rent increases are limited to once a year with formal notice. You have the right to challenge an unreasonable proposed increase through the First-tier Tribunal.
The Renters' Rights Act, what tenants need to know
The Renters’ Rights Act is now law and brings the biggest changes to renting in decades. The headline changes that affect you as a tenant:
Section 21 'no fault' evictions are abolished
Your landlord cannot give you notice without a reason any more. Possession proceedings can only happen on specific grounds, for example rent arrears, breach of tenancy, the landlord wanting to sell or move back in. Each ground has its own notice period.
Periodic tenancies as the default
Fixed-term ASTs are largely replaced by periodic tenancies, which run monthly until either side gives notice. Tenants give two months’ notice to end the tenancy. Landlords must use one of the legal grounds and the corresponding notice period.
Rent increases are limited
Landlords can only increase rent once in any 12-month period, must give two months’ notice, and must use the formal Section 13 notice process. You can challenge a proposed increase through the First-tier Tribunal if you think it is above market rate.
Pets, more rights for tenants
You can now request to keep a pet, and your landlord cannot unreasonably refuse. Landlords can require pet insurance to cover potential damage.
Decent Homes Standard
A Decent Homes Standard for the private rented sector is being phased in, with minimum requirements on safety, amenities and condition. If your home falls below standard, there are routes to compel landlords to act.
Private Rented Sector Database
A new national database for landlord registration is being rolled out. Tenants will eventually be able to check whether their landlord and property are registered.
Common questions from tenants
How do I book a viewing?
Find a property in our rental search, click through to the listing, and use the Book a Viewing button. Or give us a ring on 0117 907 3577. Viewings six days a week, with Saturday slots between 9am and 12:30pm.
How long does referencing take?
Most references come back within 5 working days, sometimes faster. Speed depends on how quickly your employer, current landlord and the credit check respond. If anything is unusually slow, we will let you know.
What is a holding deposit and is it refundable?
A holding deposit reserves the property while you are being referenced. Maximum one week’s rent. If you pass referencing and the tenancy goes ahead, it is credited towards your first month’s rent. If you withdraw, or you fail referencing because you gave false information, you can lose it. Otherwise it is refundable.
Can I keep a pet in a rental property?
The Renters’ Rights Act gives you the right to request a pet, and your landlord cannot unreasonably refuse. Landlords can require pet insurance to cover any potential damage. Some landlords are very pet-friendly, others less so, the listing usually flags this up front.
How much notice do I need to give to end my tenancy?
Under the Renters’ Rights Act, two months from a fixed payment date on a periodic tenancy. If you are still on a pre-Act fixed-term AST, check your agreement for the specific notice period.
How do I report a repair?
Through FixFlo, our 24/7 online repair reporting system. You can report a problem any time of day or night, attach photos, and track progress.
What if it is an emergency outside normal hours?
Report it on FixFlo, which will guide you through what to do for immediate emergencies (e.g. a burst pipe, no heating in winter, no hot water). FixFlo categorises emergencies and our on-call team responds out of hours where needed.
Will my landlord enter the property without notice?
No. Your landlord (or us as their agent) must give at least 24 hours’ written notice before entering, except in genuine emergencies. Routine inspections are scheduled at times that suit you.
Can my landlord increase my rent during the tenancy?
Only once in any 12-month period, with two months’ written notice on the formal Section 13 process. You can challenge a proposed increase at the First-tier Tribunal if it is above market rate.
What happens to my deposit at the end of the tenancy?
We carry out a check-out inspection against the original inventory. Provided the property is in the same condition (fair wear and tear allowed), your deposit comes back in full, typically within 10 working days. If there are deductions, we will set them out clearly with evidence. You can dispute through MyDeposits’ free dispute resolution service if you disagree.
Can I have a guarantor?
Yes. If your income or credit history does not meet our referencing thresholds, a UK-based guarantor (usually a family member) can underwrite the tenancy. Guarantors are also referenced. International students can usually use a service like Housing Hand.
Do I have to pay any fees beyond rent and deposit?
Almost certainly not. The Tenant Fees Act 2019 limits what letting agents can charge to a very specific list (see table above). If anyone asks you to pay an ‘admin fee’, ‘referencing fee’, ‘inventory fee’, or ‘check-out fee’, that is a breach of the law.
Can I make small changes to the property?
Anything cosmetic and reversible (hanging pictures, removable shelves) is usually fine. Anything structural or that requires drilling needs landlord permission. Always ask before you do anything you cannot easily undo.
What if my flatmate wants to leave but I want to stay?
On a joint tenancy, the remaining tenants are still liable for the full rent. You can ask the landlord to swap one named tenant for another, the new person needs to be referenced and added formally. We can help facilitate the process, get in touch.
Useful links and resources for tenants
- Citizens Advice Bureau, free advice on rental issues, deposits, disrepair.
- Shelter, national housing charity with detailed guides on the Renters’ Rights Act and tenancy issues.
- MyDeposits, where your tenancy deposit is protected, with free dispute resolution.
- Bristol City Council, Private Rented Sector, council guidance on tenant rights and HMO licensing.
- First-tier Tribunal (Property Chamber), where to challenge rent increases or other tenancy disputes.
ARLA accredited, member of all the right schemes
Bristol Property Centre is a member of ARLA Propertymark, the NAEA, the Property Ombudsman and the Trading Standards Approved Code. Tenant deposits protected via MyDeposits. Rent collected via PayProp for full transparency. 97% of our customers recommend us.
Ready to find a rental in Bristol?
Search our properties, sign up for alerts, or give us a ring.