Rent Arrears: What Should a Landlord Do When a Tenant Misses a Payment?

A missed rent payment can be worrying, but it does not always mean a serious problem is developing.

A banking delay, an incorrect standing order or a temporary change in circumstances may be responsible.

What matters is how quickly and calmly you respond. Acting early can help you understand why the tenant is not paying rent and prevent the rent arrears from growing.

When does a missed rent payment become rent arrears?

Rent is in arrears as soon as a payment is missed or paid late. Even so, check the facts first. Review the tenancy agreement, your bank account and the tenant’s payment history. Confirm what is outstanding and when it became due.

Contact the tenant as soon as possible

Once you have confirmed the missed rent payment, contact the tenant promptly. Keep the first conversation factual and polite.

Explain that the payment has not arrived, confirm the amount due and ask whether there has been a problem. Avoid assuming the tenant is deliberately withholding rent. Follow up in writing so there is a clear record of any next steps agreed.

If you manage the property yourself, these conversations and records are your responsibility. With Andrews’ Rent Collection service, we collect the rent, chase late payments and pursue guarantors where needed. Full Management includes the same rent collection support, while also acting as the tenant’s point of contact for wider property management issues.

Find out why the rent has not been paid

A tenant may have experienced a change in employment, an unexpected expense, a delay with benefits or a banking problem.

Understanding the cause does not remove their responsibility to pay, but it can help you decide what to do next. A one-off error may be resolved quickly. A longer-term problem may need a more structured approach.

Should you agree a rent arrears repayment plan?

Where the tenant cannot clear the full amount straight away, a repayment plan may be appropriate.

Set out the outstanding balance, additional payments, due dates and how the normal rent will continue to be paid. Make sure the arrangement is realistic, record it in writing and review it regularly.

Keep clear records

Maintain an up-to-date rent statement showing what was due, what was paid and what remains outstanding. Save emails, messages and notes from telephone conversations.

These records may become important if professional advice or formal action is later needed.

Do not immediately add a late-payment charge. A charge can only be made once rent has been outstanding for 14 days or more, it must be allowed for in the tenancy agreement and the interest rate is capped by law.

Avoid harassment or unlawful pressure

It is important to address rent arrears promptly, but communication should remain professional and proportionate.

Repeated or threatening calls, excessive visits, entering the property without permission, disconnecting services or trying to pressure a tenant into leaving can have serious legal consequences. Harassment intended to make an occupier leave or give up their rights can be an offence under the Protection from Eviction Act 1977. A course of harassing conduct may also fall within the Protection from Harassment Act 1997.

If the tenant does not engage or the arrears increase, follow the proper legal process rather than trying to force a resolution yourself.

What if the tenant is still not paying rent?

Do not change the locks or attempt to remove the tenant yourself. Landlords must follow the correct possession process.

Since 1 May 2026, landlords in England generally need to use a Section 8 notice and rely on a valid ground for possession. Ground 8 can apply when a monthly-paying tenant owes at least three months’ rent both when notice is served and at the court hearing. Grounds 10 and 11 can cover other arrears or persistent late payment, but these are discretionary grounds.

Seek professional legal advice before serving notice or starting court proceedings.

How can landlords reduce the risk of future rent arrears?

No process removes every risk, as a tenant’s circumstances can change. Thorough referencing can help assess affordability, employment and previous rental history before the tenancy begins.

Clear payment instructions and regular monitoring make it easier to spot a missed payment quickly. Depending on the tenancy, a suitable guarantor or Rent and Legal Protection may offer further reassurance.

Get support before rent arrears escalate

If you self-manage, monitoring rent, contacting the tenant and keeping records all sit with you. If you use Andrews’ Rent Collection or Full Management service, we take care of rent collection, chase late payments, pursue guarantors where needed and keep you informed.

If your tenant has missed a payment or you would like more support managing your rental property, speak to your local Andrews team.