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May 1 2026 - Renters' Rights Act Commencement Day
You have 0 days to:
Serve any final Section 21 notices
Stop accepting above-asking rent offers
Prepare for the rental bidding ban
Remove “No DSS” from adverts
Remove “No Children” from listings
Show one clear rent price
Stop using fixed-term agreements
Switch to periodic tenancy templates
Check which tenancies go periodic
Stop taking rent before signing
Take no more than one month’s rent
Move all evictions to Section 8
Train staff on new notice rules
Create Section 13 process flow
Add two months to rent reviews
File court claims for Section 21s
Update landlord move-in grounds
Update landlord selling grounds
Send the RRA Information Sheet
Create written terms where missing
Update How to Rent processes
Review tenant screening questions
Update pet request processes
Stop backdating rent increases
Discuss rent protection backbooks
Act now before it is too late...
Live webinar: 27 April 2026 2PM
Final Renters’ Rights Act update
Everything you need to manage the changes with confidence, in Goodlord.
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Watch the webinar for a final practical session before the Renters’ Rights Act comes into force.
- Payment and holding deposit changes - what’s changing under the new rules and how to manage this in Goodlord
- The updated payment flow - a step-by-step walkthrough of how it works
- Preparing your tenancies and pipeline - what to check ahead of 1 May to avoid delays or rework
- Key platform updates and resources - a recap of what’s already live, including payment changes, Section 13, and where to find support
- Live Q&A with David Smith - get clarity on legal grey areas and real scenarios
FAQs
Webinar FAQs
What happens to ASTs after 1 May?
Any tenancy executed from 1 May onwards must use the new Assured Tenancy flow. ASTs that were fully executed before 1 May can continue and will automatically transition to an Assured Tenancy under the new legislation.
Any ASTs that were created but not fully executed before 1 May are no longer valid and must be recreated using the Assured Tenancy flow.
Will special clauses in existing ASTs still stand after 1 May?
Special clauses may still apply where they remain compliant with the updated legislation. Agents should review any bespoke clauses and update wording where needed.
Does the tenancy legally start when the agreement is signed or when the start date begins?
A tenancy agreement may become legally binding once executed by all parties, even if the tenancy start date is in the future. Agents should ensure their teams understand when contractual obligations begin and how this affects payment collection and key release processes.
Can we still add special clauses to agreements?
Yes. Agents can still include special clauses where appropriate, but they should ensure these remain compliant with the updated legislation and tenancy structure.
What is changing with Section 13 notices?
From 1 May, a new Section 13 notice (Form 4A) is required under the Renters’ Rights Act. Goodlord has automatically updated the platform to use the latest compliant version of the form.
Any draft notices created before 1 May that were not issued are no longer valid and must be recreated using the updated form.
Why has Goodlord changed the payment flow?
Under the new rules, rent cannot be requested before the tenancy agreement has been executed. Goodlord has updated the payment flow to reflect this and reduce the risk of tenants signing agreements without completing payment afterwards.
The updated flow also allows agents to collect the security deposit before execution while remaining compliant with the new rules.
What happens if a tenant signs the agreement but doesn’t pay?
Once a tenancy agreement has been executed, tenants may have legal rights to occupy the property even if payment has not yet been received.
Agents should ensure they have clear arrears, key release, and move-in processes in place following the new legislation.
Can tenants still choose to pay rent in advance?
Tenants may still choose to pay rent in advance voluntarily, but only after the tenancy agreement has been executed. Agents and landlords should not require or pressure tenants into making excessive upfront payments.
Landlords cannot accept any rent payments, including voluntary payments, before the tenancy agreement has been signed by all parties.
How should agents handle international tenants or students who previously paid large amounts upfront?
Agents should review their affordability, guarantor, and payment processes to ensure they align with the updated rules from 1 May onwards.