Landlord Property Management Bristol | Ask Lavinia
LET’S WORK TOGETHER!
Ask Lavinia Ltd can offer a bespoke property management service ranging from a fully managed portfolio to a tenant find service on either a short or long term let. We are very selective about Landlords we work with as we understand renting a place needs to feel like a home that is well maintained and fully compliant. We’ve been tenants ourselves and we know what a good letting agent looks like. We aim to deliver an outstanding service, which means fast response times to any issues raised, with a friendly and approachable team of experts who will look after your property as if it were their own.
We advertise, select suitable tenants, and reference them. (All our tenants come with Landlord Insurance too, unless otherwise advised). We create contracts, inventories, and undertake all safety certification and annual updates making your investment fully compliant. Once the tenants have moved in, we manage all ongoing maintenance and emergency call outs on a 24/7, 365 days a year for our fully managed clients. We will create a profile for you to access our Property File system so you can view and retrieve all your documents and tenants can report any maintenance issues.
We understand it takes time to manage all the complex stages of property management and compliance. We take the hassle out of everything and stay up to date with the ever-changing world of legislation to ensure your legal liabilities are met. Whether you are a professional property investor looking for a hands-off approach to your portfolio, a new landlord starting out on your property journey, a tenant looking for a new home or a guest looking for a city getaway, we’ve got you covered.
For us, managing your property isn’t just about handling lettings and maintenance. We aim to get the best results through a long-term partnership. We look after your assets as if they were our own.
Why us?
We are committed to upholding the highest standards of professionalism, integrity, and ethical conduct in everything we do. From our transparent fee structure, responsive customer service to our proactive approach to property maintenance, we go above and beyond to ensure that our clients receive exceptional service and peace of mind.
TESTIMONIALS
What people say
about us
“I’ve been working with Lavinia for over a year now, where she has taken over managing my flats in Bristol, both AirBNB and short to medium term lets. Over that time she has ensured all of the certification and maintenance has been brought up to date as well as bringing in new tenants after careful referencing. In addition we have renovated 3 flats to differing levels, finishing this year with a full refurb which Lavina managed with her team to an excellent result.
She and the team around her are professional, they care about the outcome, and they are enjoyable to work with. I couldn’t recommend Lavinia more”.
M. Lock, June 2024
“Lavinia has provided the best service I could ask for — truly understanding, accommodating, and quick to resolve any issues. I’ve rented through several different companies before and I became accustomed to a certain level of service that Ask Lavinia has completely surpassed. Outstanding experience!“
C Teague, May 2025
Renters’ Rights Act FAQ’s
Do I need to do anything urgently for my existing tenants?
Yes, and there’s a firm deadline. You must provide every named tenant with the official government Renters’ Rights Act Information Sheet by 31 May 2026, or you could be fined up to £7,000. If we manage your property, we’ll be handling this on your behalf.
A few important things to know: the Information Sheet is only valid when downloaded from the GOV.UK website, and you must not simply email or text a link to the PDF, as that won’t be valid. It needs to be sent as an attachment or delivered in hard copy, and you should keep a record that you’ve done it.
What happens to my existing fixed-term tenancy agreements?
All existing assured and assured shorthold tenancies automatically became rolling periodic tenancies from 1 May 2026. You don’t need to reissue or redraft your tenancy agreements for this to happen. Your tenants now have the right to stay in the property indefinitely until they choose to leave, or until you have a valid legal reason to seek possession.
Are Section 21 “no-fault” evictions really gone?
Yes, completely. Section 21 notices have been abolished from 1 May 2026. Landlords must now rely on specific Section 8 grounds for possession, such as selling the property, wishing to move in a family member, serious rent arrears, or anti-social behaviour.
The good news is that possession grounds have been extended to make it easier for landlords to recover their property when they genuinely want to sell, move in themselves, or move in members of their family. These routes still exist, they just need to be evidenced and followed correctly. This is an area where having an experienced agent matters more than ever.
How do I raise the rent now?
Landlords are only permitted to raise rent once per year, using a formal Section 13 notice, with at least two months’ written notice. Any rent review clauses in existing tenancy agreements are now void and cannot be relied upon. Tenants have the right to challenge any increase at the First-tier Tribunal, which will set a fair market rent but cannot set it above the landlord’s proposed amount, and no backdating is allowed.
Can I still ask tenants to pay several months’ rent in advance?
No, not for new tenancies. From 1 May 2026, landlords cannot demand more than one month’s rent in advance. Tenants may choose to pay more voluntarily, but you cannot require it. If you’ve been using advance rent payments as a risk management tool, it’s worth having a conversation with us about guarantor arrangements and referencing alternatives.
My tenant wants to keep a pet. Do I have to agree?
From 1 May 2026, tenants have a formal right to request to keep a pet, and you must respond within 28 days. Blanket pet bans in tenancy agreements are no longer valid. That said, you can still decline in certain circumstances, for example if pets are prohibited under a head lease or block management agreement, if the property is genuinely unsuitable for the type or size of pet requested, or if there are legitimate animal welfare concerns.
You cannot charge additional “pet rent”, take a higher deposit above the five-week cap, or require the tenant to take out pet damage insurance. Any such condition is void. If you’re unsure whether a refusal would be considered reasonable, take advice before responding.
Can I still advertise “No DSS” or “No Children”?
No. From 1 May 2026, it is illegal to discriminate against tenants who receive benefits or families with children, meaning properties can no longer be advertised as “No DSS” or “No Children”. Prospective tenants must be assessed on their individual circumstances, references, affordability and credit history, and benefits income should be counted as part of their overall income for affordability purposes.
What is the new Private Rented Sector Ombudsman?
A new Private Rented Sector Landlord Ombudsman is being introduced to provide quick, fair, impartial and binding resolution for tenants’ complaints about their landlord, without needing to go to court. All landlords will be required to join. Its decisions are legally binding and it brings the private rented sector in line with how complaints are handled in social housing and by property agents.
What is the new PRS Landlord Database and do I need to register?
A new online database of all landlords and rental properties in England is being rolled out gradually by area from late 2026. Once it’s live in your area, registration will be a requirement and eventually a condition for using certain possession grounds. We’ll be guiding all of our managed landlords through the registration process when it becomes available.
Does any of this affect serviced accommodation or short-term lets?
The Renters’ Rights Act applies to assured and assured shorthold tenancies in the private rented sector. Properly structured short-term lets and holiday lets, typically operating under licence agreements rather than assured tenancies, fall outside its scope. However, the regulatory landscape for short-term letting in Bristol is changing separately, including the national registration scheme that came into force in April 2026. If you’re considering switching from a long-term let to serviced accommodation, we’d be happy to talk through whether it makes sense for your property.
We manage our own property. Can Ask Lavinia help us navigate this?
Absolutely. Staying compliant under the new rules, issuing the right notices, understanding the Section 8 grounds, handling pet requests correctly and structuring rent increases correctly, requires more active management than it used to. We work with landlords across Bristol to make sure their portfolios are fully compliant and their tenant relationships are well managed. Get in touch for a free conversation.