This piece by Gary Barker, chief executive of Canopy Rent
The Renters Rights Bill is a wide-ranging set of reforms designed to give tenants stronger protections and rebalance the rental market.
It is currently making its way through Parliament and is expected to become law in late 2025, with many of the key provisions coming into effect from early 2026.
The Bill is set to impact over 11 million private renters1 in England, meaning nearly one in five (19%) households will feel the changes. Among the biggest shifts is the abolition of Section 21 “no-fault” evictions, which will mean landlords must always provide a valid reason to end a tenancy.
Rent increases will also be limited to once a year and capped at the market rate, while new rules will also prohibit bidding wars that push tenants above the advertised asking price. At the same time, the Bill introduces stronger property standards by extending the Decent Homes Standard to the private sector, speeding up repairs under Awaab’s Law, and giving tenants new protections against discrimination if they have pets, children or receive benefits.
While these reforms are designed to make renting fairer, the transitional period is expected to cause confusion and disputes as both renters and landlords adjust.
To help renters prepare, Gary Barker, rental expert from tenant referencing platform Canopy, shares his advice on how to protect yourself and make the most of the new system.
Top 5 Tips for Navigating the New Renters’ Rights Bill:
Securing a tenancy fairly
With bidding wars banned, landlords must now stick to the advertised asking rent. If you believe your landlord or agent has accepted a bid above the listing price, raise the issue immediately and request evidence of compliance. At the same time, remember that landlords can no longer reject applicants simply because they have children or receive benefits. If you think you’ve been discriminated against, keep written records and seek advice from Citizens Advice or Shelter.
Know your rights on rent rises
From 2026, landlords will only be able to raise rents once per year, and only in line with the market rate. If you receive an increase that seems unfair, you’ll be entitled to challenge it at a tribunal. To strengthen your case, monitor similar rental prices in your area and keep a record of communications with your landlord. Canopy’s data shows that average rents in Q2 2025 were 4.27% higher than the same period in 20242.
Stay on top of repairs and standards
Under Awaab’s Law and the extension of the Decent Homes Standard, landlords will be obliged to act quickly on serious hazards such as damp and mould. Report issues in writing as soon as they appear, take photos, and keep a clear timeline of responses. If your landlord fails to act, you’ll be able to escalate complaints to the new Private Rented Sector Ombudsman.
Bringing pets into your home
The new Bill gives tenants more scope to request pets in their homes, and landlords must respond reasonably to such requests. They may require pet insurance, but they can no longer refuse outright without good reason. When making your case, provide references from past landlords and highlight any steps you’ll take to keep the property in good condition.
Plan ahead for moving out
Fixed-term contracts will be replaced by rolling periodic agreements, which give renters more flexibility to leave. You’ll need to provide two months’ notice before moving, while landlords will no longer be able to use no-fault evictions to remove tenants at short notice. Protect yourself by documenting the condition of the property when you move in and out, and by keeping all correspondence in writing to avoid disputes over deposits or notice periods.
