Understanding the Rent Arrears Process: A Guide for Landlords

If rent is missed, early communication is usually the best way to prevent the problem from escalating. This page explains Property Genius’s approach and the legal framework applying to assured periodic tenancies in England from 1 May 2026.

• Days 1–5: confirm whether the payment is delayed because of weekends, bank holidays or an administrative issue.

• From day 6: contact the tenant by email, SMS or telephone, confirm the amount outstanding and keep a record of all communication.

• Ongoing arrears: discuss an affordable repayment arrangement where appropriate and check whether delayed benefit payments are relevant.

Since 1 May 2026, a private landlord seeking possession must use a valid ground under Section 8 of the Housing Act 1988 and serve the current prescribed Form 3A.

Mandatory Ground 8 generally requires at least three months’ rent arrears where rent is paid monthly, or at least 13 weeks’ arrears where rent is paid weekly or fortnightly. The threshold must normally be met both when notice is served and at the court hearing. The notice period for the rent-arrears grounds is four weeks.

Other discretionary grounds may apply to persistent delay or arrears, but a court will decide whether possession is reasonable. A landlord must not remove a tenant without the correct notice, court order and enforcement process.

Notice requirements, court fees and processing times can change. Landlords should obtain case-specific legal advice before serving notice or starting proceedings. Property Genius will provide the relevant tenancy records and payment history to the appointed legal adviser.

Last reviewed: 2 September 2026. General information for England; not legal advice.