Key takeaways
- Talk to the tenant early. Most arrears are a short-term problem that a quick conversation can solve.
- Agree any payment plan in writing and track every payment against it.
- If the tenant is on Universal Credit, you can ask for rent to be paid to you directly.
- Possession is a last resort. Get advice before serving a Section 8 notice, and never evict without a court order.
A sensible arrears timeline
Day 1
Check the payment hasn't just been delayed by the bank. Then send a friendly message.
Days 3–7
Call the tenant. Ask what's happened and when they can pay.
Week 2
Agree a written repayment plan if needed. Point them to free debt advice.
Ongoing
Record every payment and missed instalment against the plan.
If it isn't working
Send a formal letter, then get advice on possession options.
Setting up a payment plan
- 1
Be realistic
A plan the tenant can't keep helps nobody. Base it on their actual income.
- 2
Put it in writing
Total owed, amount per payment, dates and what happens if a payment is missed.
- 3
Keep rent separate
Make clear the plan is on top of normal rent.
- 4
Review it
Check in after a month or two and adjust if circumstances change.
Do and avoid
| Do | Avoid | |
|---|---|---|
| Contact | Polite, factual messages | Turning up unannounced or repeated calls |
| Records | Rent statement updated weekly | Relying on memory |
| Support | Signpost free debt advice | Ignoring signs of vulnerability |
| Action | Follow the legal process | Cutting off utilities or changing locks |
Spot late rent the day it happens. Simple Landlord shows expected and received rent for every tenancy, flags arrears automatically and keeps a clear rent statement.
Get early accessWhen to consider possession
If arrears keep growing, you can serve a Section 8 notice. Under the Renters' Rights Act the mandatory arrears ground (Ground 8) needs at least three months' rent owed both when you serve notice and at the hearing, with four weeks' notice. Discretionary grounds cover smaller or persistent arrears, but the court decides.
Rules on notices change, so check the current form and get advice before you serve. See our Section 8 guide for the detail.
FAQs
Can I charge interest on late rent?+
Only if the tenancy says so, and it's capped at 3% above the Bank of England base rate. It can only apply once rent is 14 days late.
Can I ask the guarantor to pay?+
Yes, if there's a valid guarantee. Write to them as soon as arrears build up.
Should I accept part payments?+
Yes. Accepting part payment doesn't stop you taking action later, and it reduces the debt.
Where can tenants get help?+
Free advice is available from Citizens Advice, StepChange, National Debtline and Shelter.
Can I take the money from the deposit?+
Only at the end of the tenancy, as an agreed or adjudicated deduction.
Written and reviewed by the Simple Landlord Editorial Team
Last reviewed 22 October 2026. This guide is general information, not legal or tax advice.
Sources
Spot late rent the day it happens
Simple Landlord shows expected and received rent for every tenancy, flags arrears automatically and keeps a clear rent statement.
