Rent Arrears Eviction: Complete Guide for UK Landlords (2026)

Dealing with rent arrears eviction is one of the most stressful situations UK landlords face. When a tenant stops paying rent, you need to act decisively—but correctly. This guide walks you through the complete process of evicting a tenant for rent arrears and recovering the money you're owed.

Understanding Rent Arrears

Rent arrears occur when a tenant fails to pay rent on time. The severity of the situation depends on how much is owed and for how long. Understanding the legal thresholds is crucial for choosing the right eviction route.

Legal Thresholds for Eviction

• Any arrears: Discretionary possession under Ground 10 or 11
• 2 months+ arrears: Mandatory possession under Ground 8
• 8 weeks+ arrears (weekly rent): Alternative calculation for weekly payments

The 2-month threshold for Ground 8 is calculated differently depending on your rent payment schedule:

• Monthly rent: 2 full months' rent owed
• Weekly rent: 8 weeks' rent owed
• Quarterly rent: One quarter's rent more than 3 months overdue

Pre-Action Steps: Before Eviction

Courts expect landlords to follow a reasonable pre-action protocol before starting eviction proceedings. This doesn't mean you can't evict, but skipping these steps could harm your case.

Step 1: Communicate with Your Tenant

As soon as rent is late, contact your tenant. They may have a legitimate short-term problem (job change, illness, admin error). Many rent issues are resolved at this stage.

• Send a polite reminder when rent is 1-3 days late
• Call or email to check if there's a problem
• Keep records of all communications

Step 2: Formal Rent Demand Letter

If informal contact doesn't resolve the issue, send a formal rent demand letter. This creates a paper trail and shows the court you followed proper procedures.

• State the exact amount owed
• Set a clear deadline for payment (typically 7-14 days)
• Warn that legal action may follow
• Keep a copy and proof of sending

Generate a Free Rent Demand Letter

Step 3: Offer a Repayment Plan (Optional)

If the tenant has temporary difficulties but good payment history, a formal repayment plan might recover the arrears without eviction. Get any agreement in writing.

Section 8 Ground 8: Mandatory Possession for Rent Arrears

Ground 8 is the most powerful tool for rent arrears eviction because it's mandatory— the court must grant possession if the conditions are met. The judge has no discretion to refuse.

Ground 8 Requirements

1. Tenant owes at least 2 months' rent when you serve the notice
2. Tenant still owes at least 2 months' rent at the court hearing
3. Notice period of 2 weeks minimum has passed
4. Notice was served correctly using Form 3

The Critical Risk: Arrears Paid Down

If your tenant pays the arrears below 2 months before the court hearing, Ground 8 no longer applies. The judge cannot grant mandatory possession. This is why many landlords also serve Section 21 as backup.

Tactical advice: Serve both Section 21 and Section 8 simultaneously. If the tenant pays arrears down, you still have Section 21 to fall back on. However, note that Section 21 will be abolished in May 2026.

The Eviction Process for Rent Arrears

Once you've completed pre-action steps and the tenant still owes 2+ months rent, here's the eviction process:

Step 1: Serve Section 8 Notice

Use Form 3 (Section 8 notice) and specify Ground 8, plus any other applicable grounds (Ground 10 and 11 are commonly added). The minimum notice period for Ground 8 is 2 weeks.

Step 2: Wait for Notice Period

During the 2-week notice period, the tenant may:

• Pay the arrears in full (problem solved)
• Pay part of the arrears (may drop below 2 months)
• Leave the property
• Do nothing (most common)

Step 3: Apply to Court

If the tenant hasn't left or paid, apply to the county court for a possession order using Form N5 (claim form) and Form N119 (particulars). Include evidence of the arrears.

Step 4: Court Hearing

Unlike Section 21, Section 8 usually requires a court hearing. You (or your representative) must attend and prove your case. Bring:

• Tenancy agreement
• Rent schedule showing missed payments
• Bank statements proving non-payment
• Copies of demand letters and communications
• Proof of service for Section 8 notice

Step 5: Possession Order and Enforcement

If successful, the court grants a possession order (typically 14 days for rent arrears). If the tenant doesn't leave, apply for a bailiff warrant to enforce possession.

Recovering the Unpaid Rent

Getting possession is only half the battle. You're also owed money. Here are your options for recovering rent arrears:

Option 1: Include Money Claim with Possession

You can claim unpaid rent as part of your possession proceedings. The court can order the tenant to pay what they owe. However, actually collecting this money is another matter.

Option 2: Separate Money Claim

For larger amounts, consider a separate money claim through the County Court Money Claims Centre. This gives you a CCJ (County Court Judgment) against the tenant.

Generate Money Claim Documents

Option 3: Use the Deposit

If you protected the tenant's deposit (as required), you can claim against it for unpaid rent at the end of the tenancy through the deposit scheme's dispute resolution service.

Enforcement Options

If the tenant has a CCJ and doesn't pay:

• Attachment of earnings: Money taken directly from wages
• High Court writ: Enforcement officers can seize goods
• Charging order: Secured against any property they own
• Bankruptcy petition: For debts over £5,000

Preventing Future Rent Arrears

Prevention is better than cure. Here's how to reduce your risk of rent arrears:

• Thorough referencing: Check credit history, employment, and previous landlord references
• Rent guarantee insurance: Covers unpaid rent and legal costs
• Guarantor requirement: Especially for tenants with thin credit files
• Standing order setup: Encourage automatic payments from day one
• Early intervention: Contact tenants immediately when rent is late

Rent Arrears Eviction FAQ

Take Action Now

If you have a tenant in rent arrears, don't wait. The longer you delay, the more money you lose and the further behind the tenant falls.

• Free Rent Demand Letter Generator
• Generate Section 8 Notice — £29.99
• Money Claim Document Pack