What Happens if the Tenant Stops Paying Rent?

A tenant missing rent is one of the biggest worries for landlords.

For many landlords, rental income is not just extra money. It may cover the mortgage, service charges, insurance, maintenance costs or personal income. So when rent stops coming in, it can quickly create pressure.

The first missed payment may be a mistake. The tenant may have changed bank accounts, had a delay at work or forgotten to update a standing order. But if the arrears continue, the landlord needs to act quickly and carefully.

In simple terms, if a tenant stops paying rent, the landlord should contact the tenant, keep clear records, check the tenancy agreement, try to agree a repayment plan where suitable, and follow the correct legal process if the arrears are not resolved.

For landlords who want to reduce this risk, guaranteed rent may offer a more predictable way to receive monthly rental income.

First, check whether the rent is actually late

Before assuming the worst, check the rent due date and payment history.

Sometimes rent may arrive a day late because of weekends, bank holidays or banking delays. In other cases, the tenant may have paid but used the wrong reference.

Check:

• the rent due date
• the tenancy agreement
• your bank account
• previous payment dates
• whether the tenant has paid part of the rent
• whether there has been any message from the tenant

If the rent is definitely late, contact the tenant quickly.

Do not wait weeks before acting. Early communication can prevent a small problem from becoming a serious arrears issue.

Contact the tenant calmly

The first message should be polite, clear and professional.

At this stage, the aim is to find out what has happened and remind the tenant that rent is overdue.

You could say:

Hello [Tenant Name], I hope you are well. We have not received the rent payment due on [date]. Please can you confirm when payment will be made? If there is an issue, please let us know as soon as possible so this can be discussed.

Keep the tone calm.

A tenant who has had a genuine issue may be more likely to respond if the message is professional rather than aggressive.

If the tenant replies and explains the problem, ask for a clear payment date. If they cannot pay the full amount, you may decide to discuss a repayment plan.

Keep proper records from day one

Good records are important when dealing with rent arrears.

Keep copies of:

• rent statements
• bank records
• tenant messages
• phone call notes
• letters sent
• payment promises
• repayment plans
• missed payment dates
• any maintenance or complaint issues raised by the tenant

This matters because if the situation becomes formal, you may need to show what happened and what steps you took.

Good records also help you avoid confusion. You can see exactly how much is owed, when it became due and what the tenant has promised.

A professional property management service should keep rent records organised and follow up arrears properly.

Speak to the tenant before the arrears grow

If the tenant has missed one payment, speak to them as soon as possible.

The goal is to understand whether this is a temporary issue or a bigger problem.

Ask:

• Why has the rent not been paid?
• When can payment be made?
• Can the tenant pay part of the rent now?
• Is the tenant expecting wages, benefits or another payment?
• Do they need a short repayment plan?
• Are there any issues with the property that they are trying to raise?

You do not have to accept every explanation, but it is usually better to understand the situation early.

If the tenant is willing to communicate, a repayment plan may solve the issue without legal action.

Should landlords agree to a repayment plan?

A repayment plan can work if the tenant has a genuine short-term issue and can afford to catch up.

For example, if the tenant missed £500 and agrees to pay an extra £100 per month on top of their normal rent, the arrears may reduce steadily.

If you agree a repayment plan, put it in writing.

Include:

• the total amount owed
• the normal rent amount
• the extra repayment amount
• payment dates
• what happens if a payment is missed
• confirmation that normal rent must still be paid

Be careful with unrealistic repayment plans. If the tenant already cannot afford the rent, a high repayment amount may fail quickly.

The plan should be firm but realistic.

What if the tenant ignores you?

If the tenant does not respond, the landlord should keep trying in a professional way.

Send a written reminder by email or letter. If you use a managing agent, they should follow their arrears process and keep clear records.

Avoid harassment or aggressive behaviour. Landlords must follow the correct process and should not try to force the tenant out by changing locks, removing belongings, cutting utilities or turning up repeatedly without proper reason.

If communication fails and arrears continue, the landlord may need to consider formal action.

Can a landlord evict a tenant for rent arrears?

In England, landlords must follow the legal possession process.

Since 1 May 2026, the Renters’ Rights Act changed how private landlords let properties, and GOV.UK states that landlords can no longer use Section 21 to seek possession after that date.

For rent arrears, landlords usually need to use the Section 8 process and rely on the correct possession grounds. GOV.UK lists rent arrears as one of the reasons a landlord may use a Section 8 notice, and explains that grounds can be mandatory or discretionary.

This is why landlords should not guess the process.

If rent arrears are serious, get proper advice or work with an experienced property manager before serving notice.

What are Ground 8, Ground 10 and Ground 11?

Rent arrears cases often involve Ground 8, Ground 10 or Ground 11.

Ground 8: Serious rent arrears

Ground 8 is used when rent arrears reach a set level.

GOV.UK guidance says that for Ground 8, a tenant paying monthly rent must owe at least 3 months’ rent on the day notice is given and at the date of the hearing. For weekly or fortnightly rent, the threshold is at least 13 weeks. GOV.UK also states that the Ground 8 notice period is 4 weeks.

Ground 10: Some rent arrears

Ground 10 can apply where the tenant owes rent, even before the arrears reach the Ground 8 level. GOV.UK explains that the court decides whether it is reasonable to make a possession order under discretionary grounds.

Ground 11: Persistent late payment

Ground 11 can apply where the tenant has repeatedly delayed paying rent. This may be relevant even if the tenant reduces the arrears before the hearing. GOV.UK states that the notice period for Ground 11 is 4 weeks.

These rules are technical, so landlords should check the latest guidance before taking action.

Deposit protection can affect possession claims

Landlords should also check whether the tenant’s deposit was protected correctly.

GOV.UK says that if a landlord asked for a deposit, the court will only give a possession order if certain deposit protection requirements are satisfied, such as the deposit being protected in a government-approved scheme and the prescribed information being given where required.

This is one reason good tenancy setup matters.

If documents were missed at the beginning, it can create problems later when the landlord needs to take action.

For landlords who want more support with setup, rent collection and ongoing management, ABC Gone offers landlord services across London and Essex.

What if the tenant pays before court?

If the tenant pays the arrears or reduces them below the required level before the hearing, this can affect the case.

For example, GOV.UK guidance says a tenant cannot be evicted under Ground 8 if they pay off what they owe or owe less than the required Ground 8 amount by the time the case reaches court.

That does not always mean the landlord has no options, because other grounds may still be relevant. But it does show why landlords need to understand the process properly.

Rent arrears cases are not just about whether rent was missed. Timing, evidence, notice periods and legal requirements all matter.

Why rent arrears are stressful for landlords

Rent arrears can affect landlords in several ways.

They can cause:

• mortgage pressure
• cashflow problems
• stress and uncertainty
• extra admin
• legal costs
• tenant relationship issues
• delays in carrying out repairs
• difficulty planning future income

Even one missed month can create problems, especially if the landlord relies on the rent to cover regular expenses.

This is why many landlords look for a more reliable way to manage rental income.

If you are comparing options, you may find our guide on guaranteed rent vs traditional lettings useful.

How property management can help with rent arrears

A good property manager should not wait until arrears become serious.

They should have a clear process for:

• checking rent payments
• contacting tenants quickly
• keeping rent statements updated
• chasing missed payments
• recording communication
• arranging repayment plans where appropriate
• advising the landlord on next steps
• escalating the matter if needed

This can make a big difference.

Many landlords lose time because they are unsure what to say, when to chase, or when the issue has become serious enough to act.

A professional management process helps keep the situation organised.

You can read more about costs and what should be included in our guide to property management fees in the UK.

How guaranteed rent reduces the worry

With traditional letting, the landlord usually feels the impact directly when a tenant does not pay.

With guaranteed rent, the landlord agrees a fixed monthly rent with the provider. The provider then pays the landlord the agreed amount, depending on the terms of the agreement.

This can reduce the stress of tenant arrears because the landlord is not relying on the tenant’s payment arriving directly each month.

Guaranteed rent can be especially useful for landlords who:

• rely on rent to cover mortgage payments
• do not want to chase tenants
• have had rent arrears before
• live far from the property
• want more predictable monthly income
• prefer a more hands-off approach

If you are new to this option, read our guide on what guaranteed rent means for landlords.

What landlords should avoid

If a tenant stops paying rent, avoid making the situation worse.

Do not:

• ignore the arrears
• rely only on phone calls
• make verbal agreements without written confirmation
• threaten the tenant
• change the locks
• remove the tenant’s belongings
• stop repairs because rent is late
• serve notice without checking the correct process
• assume Section 21 is still available

GOV.UK explains that landlords must follow the court process if a tenant does not leave after a notice period. If the court grants a possession order and the tenant still does not leave, the landlord must apply for a warrant for possession.

The safest approach is to stay professional, keep records and follow the correct legal steps.

Practical rent arrears checklist for landlords

If your tenant stops paying rent, follow this checklist.

1. Check the rent due date

Confirm the rent is late and check whether any payment has been made.

2. Contact the tenant

Send a polite written message asking when payment will be made.

3. Keep records

Save rent statements, messages, letters and call notes.

4. Ask what has happened

Find out whether the issue is temporary or likely to continue.

5. Consider a repayment plan

If suitable, agree realistic repayment terms in writing.

6. Keep chasing professionally

Do not let arrears grow without action.

7. Review the tenancy documents

Check the tenancy agreement, deposit protection, prescribed information and compliance documents.

8. Get advice before serving notice

Rent arrears possession rules are technical, especially after the Renters’ Rights Act changes.

9. Compare your future options

If rent arrears are becoming a regular problem, consider whether standard management or guaranteed rent would suit you better.

10. Speak to ABC Gone

ABC Gone can help landlords review their options and understand whether guaranteed rent could reduce future uncertainty.

Why choose ABC Gone?

ABC Gone helps landlords across London and Essex with guaranteed rent, property management and lettings.

We understand how stressful rent arrears can be for landlords.

Our services are designed to give landlords more support, better communication and a more reliable way to manage rental property.

For landlords who want less day-to-day pressure, guaranteed rent may offer a more predictable income route than traditional letting.

If you are unsure which option is right for your property, we can help you compare your options clearly.

You can also visit our landlord services page here:
https://abcgone.com/landlords/

Speak to ABC Gone about rent arrears and guaranteed rent

If your tenant has stopped paying rent, you need a clear plan.

Do not ignore the arrears or wait until the situation becomes harder to manage.

ABC Gone can help landlords across London and Essex understand their property management and guaranteed rent options.

If you want more predictable rental income and less stress from tenant arrears, speak to our team today.

Book a guaranteed rent valuation with ABC Gone:
https://abcgone.com/book-your-valuation/

Helpful landlord guides

If you are comparing your options, these guides may help:

• What Is Guaranteed Rent? A Simple Guide for UK Landlords: https://abcgone.com/what-is-guaranteed-rent-2/
• Guaranteed Rent vs Traditional Lettings: Which Is Better?: https://abcgone.com/guaranteed-rent-vs-traditional-lettings/
• What Are the Risks of Guaranteed Rent Schemes?: https://abcgone.com/risks-of-guaranteed-rent-schemes/
• Property Management Fees in the UK: What Should Landlords Expect?: https://abcgone.com/property-management-fees-uk/
• How to Switch Property Managers Without Disrupting Tenants: https://abcgone.com/how-to-switch-property-managers/
• ABC Gone Guaranteed Rent: https://abcgone.com/guaranteed-rent/
• ABC Gone Landlord Services: https://abcgone.com/landlords/
• Book a Valuation: https://abcgone.com/book-your-valua

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