"The Renters’ Rights Bill is designed to protect tenants and rebalance the rental market, but it also means landlords will be scrutinising applications more carefully"
- Gary Barker - Canopy Rent
The Government’s Renters’ Rights Bill is moving through Parliament and is expected to become law in late 2025, with key measures due to take effect in early 2026. The wide-ranging legislation is designed to give tenants stronger rights and rebalance the private rental market.
The reforms are expected to affect more than 11 million private renters in England, representing around 19% of households. Among the most significant changes is the abolition of Section 21, known as “no-fault” evictions, which will mean landlords must always provide a valid reason to end a tenancy.
Rent increases will be limited to once a year and capped at the market rate. Bidding wars, where tenants are pushed to pay above the advertised rent, will be prohibited. The Bill also extends the Decent Homes Standard to the private sector, accelerates repairs under Awaab’s Law, and introduces protections against discrimination for tenants with children, pets, or those receiving benefits.
While the aim is to create a fairer system, the transition period is likely to bring challenges as both tenants and landlords adapt to the new framework. To support renters, Gary Barker, CEO of Canopy Rent, has shared advice on how tenants can protect themselves and make the most of the reforms.
Securing a tenancy fairly
With bidding wars banned, landlords must adhere to the advertised asking rent. If a tenant believes a landlord or agent has accepted a higher bid, the issue should be raised immediately with a request for evidence. Landlords will also no longer be able to reject applicants simply because they have children or receive benefits. Tenants who think they have been discriminated against are advised to keep written records and seek support from organisations such as Citizens Advice or Shelter.
Knowing 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. Any increase that appears excessive can be challenged at a tribunal. Tenants are encouraged to track local rental listings and keep detailed records of communications with landlords to strengthen their case. Canopy’s data shows that average rents in Q2 2025 were 4.27% higher than the same period in 2024.
Staying on top of repairs and standards
Under Awaab’s Law and the Decent Homes Standard, landlords will be required to address serious hazards such as damp and mould more quickly. Tenants are advised to report issues in writing, keep photographic evidence, and document response times. If problems are not resolved, cases can be escalated to the new Private Rented Sector Ombudsman.
Bringing pets into the home
The Bill gives tenants greater rights to request pets, with landlords required to respond reasonably. While they may ask tenants to take out pet insurance, they cannot refuse outright without justification. Tenants making such requests are encouraged to provide references from previous landlords and to outline steps for maintaining the property’s condition.
Planning ahead for moving out
Fixed-term contracts will be replaced by rolling periodic agreements, giving tenants more flexibility. Two months’ notice will be required from tenants before leaving, while landlords will no longer be able to use no-fault evictions to end tenancies at short notice. To avoid disputes, tenants should document the property’s condition on moving in and out and keep all correspondence in writing, particularly around deposits and notice periods.
Gary Barker, CEO of Canopy Rent, commented: “The Renters’ Rights Bill is designed to protect tenants and rebalance the rental market, but it also means landlords will be scrutinising applications more carefully."
"Our Rent Passport is a powerful tool in this new environment, giving renters a way to demonstrate their reliability, rental history and financial responsibility up front. As landlords adapt to the end of no-fault evictions and tighter rules, being able to offer that reassurance will make all the difference.”
