May 1, 2026

What happens when a tenant stops paying rent?

When a tenant falls into rent arrears, it can be a tough time for the landlord. There are many reasons why this might happen, and it may not always be within the tenant’s immediate control. However, it is a problem that needs fixing, and there are a range of options landlords can take if this occurs.

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1 – Talk to the tenant

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The first step should always be talking to the tenant to find out what is going on. In most cases, there will be a perfectly reasonable explanation, and the problem can be solved through proactive discussion. For example, there may have been a delayed bank payment, or the tenant’s employer may have paid them late this month.

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Starting with a discussion also serves a secondary purpose – keeping the relationship with your tenant cordial. No one wins if there is acrimony or conflict between tenant and landlord, so give yourself the best chance of maintaining a productive relationship by talking first.

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If the tenant has a guarantor, you can also talk to them to try to solve the problem. The guarantor is legally responsible for covering the rent in a case where the tenant doesn’t pay, so they will either be liable to pay you for the month, or they could be the ideal person to ensure the tenant pays you.

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2 – Prepare for further action if the problem persists

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Not all cases can be solved by talking. Sometimes, a tenant will not offer an explanation or may be in circumstances where they can’t pay even if they wanted to. Occasionally, a tenant will choose not to pay for whatever reason. Regardless of the circumstances, if the problem persists, you need to prepare for further action.

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That includes:

Records of how long the rent has not been paid for
Records of all contact made with the tenant regarding this issue
Ensuring all tenancy paperwork is correct and up to date

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3 – Talk to your insurance company

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If it seems like the rent arrears problem doesn’t have an easy fix, you should contact your insurance company. Many landlord insurance products will come with a degree of rental insurance. If your current situation fits the criteria, you could receive some financial relief.

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This can be done alongside other steps, so there is no need to delay more serious action if it is needed.

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4 – Begin the eviction process if there is no other solution

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Finally, if the rent arrears cannot be solved through discussion and the problem shows no sign of being resolved, you can begin the eviction process. As of May 2025, the rules around eviction are changing slightly due to the Renters Rights Act.

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Previously, you could evict a tenant through a Section 21 ‘no fault’ eviction, or you could begin a specific rent arrears eviction if the rent went unpaid for at least two months.

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Now, that threshold is changing. The sum of arrears for a private tenant which can lead to an eviction, is three months' rent for a monthly tenancy and thirteen weeks' rent for a weekly tenancy. Additionally, Section 21 has been abolished.

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For more information on Section 8, Section 10 and Section 11 evictions regarding rent arrears, please see the Shelter website.

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5 – If you’re unsure, talk to your lettings and property manager

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Finally, if you’re not sure about how to proceed, make sure to get on the phone with your lettings and property management agent. In addition to making your investment more profitable, they are also experts on how to deal with rent arrears.

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They can take care of the whole process of chasing rent arrears and then conducting the eviction process if necessary. Best of all, it’s part of the service you are already paying for, so it doesn’t incur any extra costs.

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Want to know more about the benefits of using a lettings and property management agent? Contact our expert team today to discover how we can help you.

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