What Can Landlords Do If They're Having Problems With Tenants?

Letting property can be rewarding, but it’s rarely simple. While many tenancies run smoothly, problems do sometimes arise between landlords and tenants. These might include missed rent payments, damage to the property, persistent noise complaints, or breaches of the tenancy agreement. When issues occur, it’s easy to feel frustrated or powerless — especially if communication breaks down or emotions run high.

However, how you handle these problems matters just as much as the issues themselves. Reacting hastily or without understanding your legal obligations can make the situation worse. Instead, it’s important to stay calm, act within the law, and approach the issue methodically. This guide will walk you through exactly what to do if you’re having problems with your tenant — from communication to legal action — and how to prevent similar issues in the future.

Building a Solid Foundation: Prevention Before Resolution

Many landlord-tenant problems begin long before a tenancy agreement is signed. One of the most effective ways to reduce conflict is by laying the groundwork early. That means thoroughly vetting your tenants through references, credit checks, and previous landlord feedback. Trusting your instincts during viewings or initial conversations is also important; often, reliability and communication are easier to gauge in person than on paper.

Once you’ve chosen a tenant, the tenancy agreement should be detailed and legally compliant. It must clearly outline expectations for rent, maintenance, access, and behaviour. When tenants understand their responsibilities from the beginning, there’s less room for confusion or dispute later on.

An inventory and condition report — ideally with date-stamped photos — should also be completed at the start of the tenancy. These documents can be vital if problems like property damage or cleanliness arise during or after the tenancy.

Check out our comprehensive guide to maintaining a good relationship with your tenant - with lots of great tips and advice.

Spotting and Understanding the Problem

When things go wrong, the first step is to define the issue clearly. Some problems are obvious, such as unpaid rent or property damage. Others might be more subjective, like excessive noise, neighbour complaints, or a lack of cooperation when arranging repairs.

It’s important to separate fact from feeling. Ask yourself: what exactly has happened? Has this been a one-time occurrence or a pattern of behaviour? Has the tenant been informed and given a chance to respond? Gathering information — including written communications, photos, or financial records — will help you assess the scale of the problem and decide how to proceed.

In many cases, issues arise from misunderstandings or temporary difficulties. A tenant might miss a payment due to illness or redundancy, or they may not realise that their behaviour is affecting neighbours. That’s why your next step should always be communication.

Start with Calm, Clear Communication

Direct, respectful communication can resolve many problems without the need for legal action. Start by contacting the tenant in writing — whether by email, text, or letter — and clearly outline the issue. Be factual, not emotional. Instead of saying “you’re constantly late,” try “I noticed that the rent due on 1st May has not yet been paid.”

Once you’ve raised the issue, give the tenant an opportunity to explain. There may be a valid reason — such as financial hardship or a family emergency — that has contributed to the problem. Listen with an open mind. Offering a solution, such as a temporary payment plan or deadline extension, can often defuse the situation.

If the tenant is cooperative and the issue is relatively minor, an agreement can often be reached without further steps. But if the tenant is unresponsive or the problem continues, you may need to move to a more formal process.

Set Expectations and Document Everything

If informal communication hasn’t worked, it’s time to be more direct. Clearly outline what you need the tenant to do — whether that’s paying outstanding rent, addressing property damage, or ceasing certain behaviours — and give a firm but reasonable deadline.

For example, you might write: “Please ensure the outstanding rent of £850 is paid by Friday 12 May. If payment is not received, I may need to consider formal action, including serving notice.” Communicating in this way shows professionalism, protects your position legally, and demonstrates to any third party (such as a court or tribunal) that you acted reasonably and fairly.

Keep detailed records of all interactions, including emails, messages, and phone calls. This documentation could be vital if the dispute escalates to legal proceedings.

Know the Legal Framework You’re Operating In

Landlord-tenant law in the UK is complex but essential to understand. One of the most important things to know is that you cannot evict a tenant without going through the proper legal process. Changing the locks, removing belongings, or using threats to force a tenant out is illegal — and can lead to criminal prosecution.

Tenants have a right to “quiet enjoyment” of their home, which means landlords must give at least 24 hours’ notice before entering the property, except in emergencies. Landlords are also legally responsible for ensuring that the property remains in good repair throughout the tenancy, including the structure, plumbing, heating, and electrics.

Before taking any formal action, you must ensure that you’ve complied with your own obligations. For example, if you haven’t protected the tenant’s deposit in a government-backed scheme, or failed to provide a gas safety certificate or “How to Rent” guide, you may be restricted from serving a valid notice to quit.

When Communication Fails: Serving Notice

If all attempts to resolve the issue informally have failed, the next step may be serving formal notice. There are two main types in England and Wales: Section 8 and Section 21 notices.

A Section 8 notice is used when a tenant has broken the terms of the tenancy agreement. Common grounds include rent arrears of more than two months, damage to the property, or anti-social behaviour. The notice must clearly state the grounds you’re using and give the tenant a chance to remedy the situation, depending on the type of breach.

A Section 21 notice — sometimes referred to as a “no-fault” eviction — is typically used to regain possession at the end of a fixed-term tenancy. As of 2025, however, this notice is being phased out under the Renters Reform Bill, so it’s important to check current legislation before proceeding.

Mistakes in serving notice — such as using the wrong form, giving incorrect dates, or failing to protect the deposit — can invalidate the process and cause costly delays. Legal advice or support from a landlord association can be helpful at this stage.

Consider Mediation Before Going to Court

Taking a tenant to court should be a last resort. In many cases, mediation can offer a faster, more affordable, and less stressful resolution. A mediator is a neutral third party who helps both sides reach a mutually acceptable agreement. Mediation can be particularly effective in disputes over rent arrears, noise complaints, or communication breakdowns.

Some local councils offer free mediation services, while private options are available through tenancy deposit schemes or independent dispute resolution organisations. The outcome of mediation can be formalised in writing, giving both sides clarity and closure.

Even if the relationship has broken down, attempting mediation demonstrates to courts and tribunals that you’ve acted responsibly and fairly before seeking possession.

Going to Court: What to Expect

If all else fails and the problem remains unresolved, you may need to go to court to regain possession of your property. This is known as applying for a possession order. The process begins by submitting the appropriate forms — typically N5 and N119 — and paying a fee.

You’ll need to present clear evidence of the breach, including your tenancy agreement, rent records, notices served, and a log of communications. If the court grants a possession order, the tenant will usually have 14 to 28 days to leave. If they refuse, you must apply for a warrant for possession, and a bailiff will carry out the eviction.

The process can take several months, especially if the court system is backlogged. That’s why most landlords aim to resolve issues before reaching this stage.

Recovering Rent Arrears

If the issue involves unpaid rent, you may want to pursue the arrears even after the tenant leaves. This can be done by applying for a County Court Judgement (CCJ), which can affect the tenant’s credit rating and may encourage them to settle the debt. You can also apply for an attachment of earnings order, where deductions are taken directly from the tenant’s wages.

However, debt recovery is not always straightforward. If the tenant is unemployed, insolvent, or difficult to trace, you may never recover the money. Landlord insurance policies that include rent protection can provide valuable cover in such cases.

Reflecting on the Experience

Once the tenancy has ended — whether by agreement, eviction, or natural expiry — it’s worth taking time to reflect on what happened. Were there early warning signs you overlooked? Could communication have been better? Was the issue preventable with more thorough referencing or clearer tenancy terms?

Making changes to your systems and approach can reduce the risk of similar problems in future. Regular inspections (with appropriate notice), open lines of communication, and a professional but approachable style all help to foster better landlord-tenant relationships.

Final Thoughts

Having problems with a tenant is stressful — but it’s not the end of the world. By staying calm, understanding your rights, and following a clear process, you can resolve most issues fairly and legally. Whether you end up repairing the relationship or pursuing legal possession, your goal should always be to act responsibly and protect your property and peace of mind.

Every challenge is a chance to improve how you manage your rental. With good preparation, clear communication, and a professional attitude, even the most difficult tenancies can be managed with confidence.

Take a look at the opposite from a tenant's point of view and find out what to do if you're having problems with your landlord.