Rent Arrears: Step-by-Step Action Plan for Landlords
Arrears that pass two months become hard to recover. Here's the week-by-week action plan that maximises rent recovery and keeps your eviction options open.
On this page+
Introduction
Rent arrears are the #1 cause of possession claims. The landlords who recover the most aren't the toughest — they're the most consistent. A clear chase process catches problems early, keeps the tenant engaged, and creates the paper trail courts expect. Here's the playbook.
Day 1 — gentle reminder
Friendly text or email the day rent is due and not received. 'Hi [name], just a quick note that this month's rent didn't come through today — can you let me know if there's an issue?' Tone matters: most missed payments are oversights, illness or bank glitches.
Day 7 — written follow-up
Email setting out the amount due, date originally due, total now outstanding. Ask for confirmation of when it will be paid. Save to your tenancy file. This becomes evidence later if the matter escalates.
Day 14 — formal arrears letter
Letter or email referring to specific tenancy clauses, total arrears, deadline for response (7 days), and offer of a payment plan. If the tenant is on Universal Credit, mention you will submit Form UC47 for direct payment if arrears reach two months. Most arrears are resolved here.
Day 30 — pre-action protocol
If still unpaid, send a pre-action protocol letter (template on NRLA / shelter websites). Sets out: amount, history, attempts to resolve, intended next steps (Section 8 notice). Gives the tenant a final chance and demonstrates reasonableness to a court.
Universal Credit — Form UC47
If the tenant claims UC and arrears exceed two months, submit UC47 for managed payment direct to you. Most claims processed in 4 weeks. Often resolves the issue without court.
Day 60 — Section 8 notice
Once arrears reach two months (or eight weeks weekly), serve a Section 8 notice on Grounds 8 (mandatory), 10 (some arrears) and 11 (persistent late). Use prescribed Form 3. Two-week notice. Issue claim immediately on day 14 of notice expiry if arrears persist.
Court process
Issue at County Court — fee around £400. Hearing typically 8–12 weeks. Bring rent statement, bank statements, every chase letter, deposit certificate, gas safety, EPC. Ground 8 with clear evidence is mandatory possession. Most cases settle before hearing once notice is served.
Final word
Smart Sleep Property handles the heavy lifting — referencing, compliance, deposits, repairs, and full tenancy management across Norwich and Norfolk. Get in touch if you'd like us to handle this for you.
Frequently asked questions
What is the key rule for rent arrears action plan?+
Day 1 of missed rent: friendly reminder. Day 7: written follow-up. Day 14: formal arrears letter offering payment plan and UC47 if relevant. Day 30: pre-action protocol letter. Day 60: Section 8 notice on Grounds 8, 10 and 11. Most arrears resolve at the day 14–30 stage with structured chase.
Does this apply across England?+
Yes — this guide covers England. Scotland, Wales and Northern Ireland have separate but broadly similar regimes.
Where can I get help?+
Smart Sleep Property offers compliance support, document templates and full management for Norwich and Norfolk landlords.
Get the tools to handle this confidently
Our Membership gives self-managing landlords across the UK Renters' Rights Act–compliant tenancy templates, compliance reminders, document storage and member pricing on services — from just £9/month.